130 Zittel St · Buffalo, NY 14210

$145,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 7 Days on market

Built 1960 5,500 sqft lot $133/sqft · 34% below area Est $220k · 34% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Cute 3 bedroom ranch located off of Seneca St. in South Buffalo. This home features a newer furnace and hot water tank. Eat in kitchen, 1 1/2 baths, full dry basement, covered front porch and a large, bright living room. Outside enjoy a detached 2 car garage and a partially fenced in yard, ideal for relaxing or entertaining. Located just minutes from shops, restaurants and all conveniences, this solid home combines comfort, convenience and value. House is being sold in "as is" condition. No repairs due to inspection or appraisal. Seller reserves the right to set an offer deadline. Don't miss this opportunity! OFFERS ARE DUE BY 5:00 ON WEDNESDAY, MAY 6TH @ 5:00 P. M.

Key facts

• Hot water tank
• Covered front porch
• Newer furnace

Tags

• NEWER FURNACE
• HOT WATER TANK
• EAT IN KITCHEN
• FULL DRY BASEMENT
• COVERED FRONT PORCH
• DETACHED 2 CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story house; Existing (previously built); City street frontage; Rectangular residential lot (approx. 52 x 111)
• Construction: Vinyl siding; Architectural shingle roof; Poured foundation
• Exterior features: Concrete driveway; Partial fencing; Covered porch

Interior

• Kitchen: Eat-in layout; Solid surface counters
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Solid surface counters; Natural woodwork
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (4.2% below list).
• Recommended offer: $139k (4.2% below list) — sets the bar for 1% rule.

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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents rising fast (+12.7%/yr); 94 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,972 (4.2% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.96% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $220,051
• List price: $145,000
• Delta: -34.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Zittel St	0.01mi	3/1.5	1,028 (-6%)	4mo	$206,000	$200	84
323 Kirkwood Dr	0.56mi	3/1.0	1,125 (+3%)	5mo	$210,000	$187	65
131 Geary St	0.22mi	3/2.0	945 (-14%)	4mo	$110,000	$116	60
93 Salem St	0.50mi	3/1.5	1,184 (+8%)	1mo	$235,000	$198	60
325 Cumberland Ave Ave	0.59mi	3/2.0	1,060 (-3%)	8mo	$270,000	$255	56
369 Abbott Rd	0.74mi	3/1.0	1,125 (+3%)	7mo	$175,000	$156	54
243 Burch Ave	0.51mi	3/1.0	1,206 (+10%)	6mo	$240,000	$199	54
30 Portland St	0.66mi	3/1.0	1,006 (-8%)	5mo	$160,000	$159	52
36 Milford St	0.65mi	2/1.0 (-1)	1,158 (+6%)	9mo	$212,000	$183	47
288 Kirkwood Dr	0.57mi	3/1.0	1,228 (+12%)	10mo	$247,000	$201	44
102 Pomona Pl	0.61mi	4/1.0 (+1)	1,232 (+13%)	2mo	$81,000	$66	43
91 Hammerschmidt Ave	0.61mi	3/2.5	1,219 (+12%)	10mo	$246,000	$202	38

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 3.48×
• Total profit: $100,747
• Equity at exit: $130,627

10-year hold

• IRR: 28.3%
• Equity multiple: 8.47×
• Total profit: $303,362
• Equity at exit: $281,703

Cash invested: $40,600 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$760
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $228

Break-even live

Break-even rent $1,102

Max offer price $145,000

Occupancy floor 79%

Sensitivity live

Price	-10% $310	-5% $269	+0% $228	+5% $186	+10% $145
Rent	-10% $118	-5% $173	+0% $228	+5% $282	+10% $337
Rate	-1.0pp $301	-0.5pp $264	base $228	+0.5pp $190	+1.0pp $152

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	46d	1	0.13mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	46d	1	0.28mi
61 Princeton Pl Buffalo, NY	2.0	1.0	820	$1,300	$1.59	5d	1	0.36mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	46d	1	0.39mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	26d	1	0.51mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	17d	1	0.57mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	0d	1	0.59mi
102 Wildwood Pl Unit 1 Buffalo, NY	3.0	1.0	1100	$1,250	$1.14	18d	1	0.60mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	4d	1	0.68mi
46 Kirkwood Dr Unit Lower West Seneca, NY	2.0	1.0	1064	$1,350	$1.27	18d	1	0.77mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	17d	1	0.89mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	13d	1	1.15mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	0d	1	1.28mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	17d	1	1.45mi
696 Hopkins St Unit 2 Buffalo, NY	2.0	1.0	750	$950	$1.27	46d	1	1.46mi

Listing history 2 events

1. 2026-05-07
   status Pending 688-char remark
2. 2026-04-30
   listed $145,000 Active 688-char remark

ⓘ 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: $594 · $50/mo
• Projected year-2 tax: $1,522 · $127/mo
• Expected delta: +$928/yr (+$77/mo · 156.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,677
• − Mortgage interest: −$8,122
• − Property taxes: −$594
• − Insurance: −$725
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$4,218
• Taxable income: $349
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $2,647/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 1%

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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

2 events — show timeline

• 2026-05-07 Pending — WNYREIS
• 2026-04-30 Listed $145,000 WNYREIS

Property tax history

+5.0%/yr

Latest (2025): $594 · +36.0% YoY. Source: county tax records.