93 Austin St · Buffalo, NY 14207

$49,900

2 bd · 1.0 ba · 761 sqft · SingleFamily public records · 27 Days on market

Built 1920 2,775 sqft lot $66/sqft · 64% below area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible investment opportunity in Buffalo! This 3-bedroom, 1-bathroom home is priced for an immediate sale at just $49,900. Perfect for the savvy investor looking to add a high-yield property to their portfolio. The property features a reliable, long-term tenant who provides steady monthly income. The home is being sold in strictly "as-is" condition. The seller will make no repairs, and the buyer will be responsible for addressing all existing building code violations. Cash or hard money offers are preferred. With its aggressive pricing and established tenancy, this property offers a significant head start. Don’t miss out on this high-potential asset—bring your vision and your contractor! Equal Housing Opportunity

Key facts

• As-is condition
• Established tenancy
• Long-term tenant

Tags

• INVESTMENT OPPORTUNITY
• LONG-TERM TENANT
• STEADY MONTHLY INCOME
• AS-IS CONDITION
• ESTABLISHED TENANCY
• HIGH-POTENTIAL ASSET

🏷️ Possibly a rental listed for sale. The $49,900 price doesn't fit this home's estimated sale value (~$140,175) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 8.0% in Buffalo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#195 in NY, #3,011 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, employment D-.
• Buffalo City School District (urban): math 41% / reading 40% proficiency, ranked #535 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.2%/yr); 197 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 33% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $50k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.22% ✓
• Cap rate: 20.25%
• Cash-on-cash: 49.83%
• DSCR: 3.22
• GRM: 3.8

CMA / ARV

• ARV (median comp): $140,175
• List price: $49,900
• Delta: -64.40%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Howell St	0.74mi	2/1.0	743 (-2%)	19mo	$140,000	$188	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 52.8%
• Equity multiple: 3.48×
• Total profit: $34,708
• Equity at exit: $7,440

10-year hold

• IRR: 59.9%
• Equity multiple: 8.47×
• Total profit: $104,399
• Equity at exit: $4,314

Cash invested: $13,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$262
• Tax from tax record: −$13 /mo · $151/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $580

Break-even live

Break-even rent $374

Max offer price $49,900

Occupancy floor 43%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Thompson St Buffalo, NY	1.0	1.0	700	$800	$1.14	3d	1	0.10mi
336 East St Buffalo, NY	1.0	1.0	795	$1,000	$1.26	14d	1	0.12mi
1920 Niagara St Unit 1 Buffalo, NY	2.0	1.0	695	$999	$1.44	43d	1	0.21mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	43d	1	0.25mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	0.55mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	2d	1	0.63mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	10d	1	0.64mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.67mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	23d	1	0.71mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$640	$0.49	1d	14	0.81mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	23d	1	0.83mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	43d	1	0.89mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	43d	1	0.89mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	3d	1	0.99mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	1d	1	1.00mi
37 Holmes St Buffalo, NY	1.0	1.0	900	$1,095	$1.22	14d	1	1.04mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	1d	1	1.12mi
1558 Elmwood Ave Unit 4 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	43d	1	1.17mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	43d	1	1.18mi
57 Abbottsford Pl Buffalo, NY	2.0	1.0	1000	$1,550	$1.55	23d	1	1.23mi
30 Abbottsford Pl Buffalo, NY	1.0	1.0	600	$1,100	$1.83	1d	1	1.25mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	14d	1	1.26mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	23d	1	1.26mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	2d	1	1.29mi
865 Richmond Ave Unit Rear Buffalo, NY	2.0	1.0	850	$1,100	$1.29	43d	1	1.37mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	43d	1	1.47mi
1116 Elmwood Ave Buffalo, NY	1.0	1.0	700	$995	$1.42	43d	1	1.48mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	23d	1	1.49mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,395	$1.55	23d	1	1.49mi

Listing history 11 events

1. 2026-04-22
   listed $49,900 Active 749-char remark

   Show marketing remark (749 chars)

   Incredible investment opportunity in Buffalo! This 3-bedroom, 1-bathroom home is priced for an immediate sale at just $49,900. Perfect for the savvy investor looking to add a high-yield property to their portfolio. The property features a reliable, long-term tenant who provides steady monthly income. The home is being sold in strictly "as-is" condition. The seller will make no repairs, and the buyer will be responsible for addressing all existing building code violations. Cash or hard money offers are preferred. With its aggressive pricing and established tenancy, this property offers a significant head start. Don’t miss out on this high-potential asset—bring your vision and your contractor! Equal Housing Opportunity

2. 2025-07-14
   historical
3. 2025-06-19
   price $62,770
4. 2025-06-10
   price $66,900
5. 2025-05-12
   listed $64,900 Active
6. 2018-10-10
   historical
7. 2018-09-09
   price $29,900
8. 2018-08-08
   price $34,500
9. 2018-07-05
   price $38,900
10. 2018-06-14
    listed $39,900 Active
11. 1998-09-14
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $151 · $13/mo
• Projected year-2 tax: $497 · $41/mo
• Expected delta: +$346/yr (+$29/mo · 228.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,295
• − Mortgage interest: −$2,795
• − Property taxes: −$151
• − Insurance: −$250
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,452
• Taxable income: $6,520
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $5,397/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Buffalo City School District
• NCES district ID: 3605850
• Math proficiency: 41% ▲ 11.00%
• Reading proficiency: 40% ▲ 7.00%
• Median HH income: $31,665
• Composite: 33.17/100
• National rank: #5544
• State rank: #535 of 590 in NY

Livability — Buffalo

• Score: 77/100
• State rank: #195
• US rank: #3011

Category grades

Amenities A Commute A+ Cost of living A Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buffalo, NY
• County: Erie County · 714,559 people
• City population: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• Metro: Buffalo-Cheektowaga, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+99.6% since first listed

11 events — show timeline

• 2026-04-22 Listed $49,900 WNYREIS
• 2025-07-14 Listing Removed — WNYREIS
• 2025-06-19 Price Changed $62,770 WNYREIS
• 2025-06-10 Price Changed $66,900 WNYREIS
• 2025-05-12 Listed $64,900 WNYREIS
• 2018-10-10 Listing Removed — WNYREIS
• 2018-09-09 Price Changed $29,900 WNYREIS
• 2018-08-08 Price Changed $34,500 WNYREIS
• 2018-07-05 Price Changed $38,900 WNYREIS
• 2018-06-14 Listed $39,900 WNYREIS
• 1998-09-14 Sold (Public Records) $25,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $151 · +0.0% YoY. Source: county tax records.