27 Moselle St · Buffalo, NY 14211

$122,000

6 bd · 2.0 ba · 2,054 sqft · MultiFamily public records · 5 Days on market

Built 1918 3,150 sqft lot Est $125k · at est.

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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 +8.7/15.0
• Appreciation +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor Opportunity: 27 Moselle Street, Buffalo, NY 14211 - lower vacant for either rent or owner occupier, upper has a tenant. Strong cash-flow multi-family in a transitioning East Side neighborhood with clear upside and multiple income paths. This classic 1918-built, 2,054 sq ft 2-family home sits on a standard city lot and delivers 6 bedrooms and 2 bathrooms total (typically configured as two 3-bed / 1-bath units). It’s a proven rental asset in the Genesee-Moselle area — a pocket of Buffalo showing real momentum and redevelopment potential. Flexible investment strategies include:Turnkey Rental Cash Flow — Already set up as a legal 2-unit building with separate living s

Key facts

• Proven rental asset
• Newly rehabbed
• 3,150 sq ft lot

Tags

• STRONG CASH-FLOW MULTI-FAMILY
• PROVEN RENTAL ASSET
• LEGAL 2-UNIT BUILDING
• NEWLY REHABBED
• LIGHT COSMETIC UPDATES
• EASY ACCESS TO AMENITIES

Property features AI

Finance

• Other: Two-unit building with separate gas and electric meters for each unit
• Financial info: Owner pays water (multi-unit); Operating expenses include water/sewer; Rent includes water

Exterior

• Parking: Concrete parking with two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: 2-story property; Resale condition; Vinyl siding
• Construction: Vinyl siding construction; Existing structure
• Exterior features: Rectangular residential lot with 30 x 105 dimensions; City street frontage

Interior

• Flooring: Vinyl and varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $122k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $696/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $122k).
• Cap rate 20.0% 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: 172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,680/mo this rent would consume 89% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($843 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $102k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.20% ✓
• Cap rate: 19.99%
• Cash-on-cash: 48.91%
• DSCR: 3.18
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $125,294
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Liddell St	0.45mi	5/2.0 (-1)	2,099 (+2%)	1mo	$68,000	$32	70
112 Liddell St	0.39mi	5/2.0 (-1)	2,031 (-1%)	6mo	$65,000	$32	70
86 Shepard St	0.53mi	5/2.0 (-1)	2,024 (-2%)	1mo	$165,000	$82	67
950 Northampton St	0.44mi	5/2.0 (-1)	2,190 (+7%)	2mo	$55,000	$25	62
75 Schutrum St	0.50mi	6/2.0	2,152 (+5%)	8mo	$150,000	$70	62
56 Shepard St	0.57mi	5/2.0 (-1)	2,093 (+2%)	5mo	$88,000	$42	61
65 Goembel Ave	0.43mi	5/2.0 (-1)	1,910 (-7%)	8mo	$110,000	$58	57
55 Keystone St	0.70mi	5/2.0 (-1)	2,068 (+1%)	8mo	$130,000	$63	54
221 May St	0.39mi	5/2.0 (-1)	1,794 (-13%)	8mo	$91,000	$51	49
62 Sumner Pl	0.62mi	6/2.0	2,326 (+13%)	3mo	$143,000	$61	47
227 Burgard Pl	0.67mi	7/3.0 (+1)	2,288 (+11%)	5mo	$185,000	$81	36
49 Urban St	0.75mi	5/3.0 (-1)	1,849 (-10%)	9mo	$115,000	$62	32

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.9%
• Equity multiple: 3.85×
• Total profit: $97,307
• Equity at exit: $48,445

10-year hold

• IRR: 53.4%
• Equity multiple: 7.73×
• Total profit: $229,909
• Equity at exit: $70,011

Cash invested: $34,160 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,680 high
• Mortgage (P&I): −$640
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $1,392

Break-even live

Break-even rent $918

Max offer price $122,000

Occupancy floor 43%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,680
Total (2 units)			$2,680

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	23d	1	0.89mi

Listing history 5 events

1. 2026-06-18
   days on market $122,000 Active 5 DOM
2. 2026-06-17
   days on market $122,000 Active 4 DOM
3. 2026-06-16
   days on market $122,000 Active 3 DOM
4. 2026-06-15
   remarks 681-char remark
5. 2026-06-15
   listed $122,000 Active 2 DOM

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$825/yr (+$69/mo · 199.7%)

ⓘ 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 ≥93°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: $32,160
• − Mortgage interest: −$6,834
• − Property taxes: −$413
• − Insurance: −$610
• − Repairs & maintenance: −$2,573
• − Management: −$2,573
• − Depreciation: −$3,549
• Taxable income: $15,609
• Est. tax owed @ 24.0%: −$3,746
• After-tax cash flow: $12,960/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• Rent YoY: —
• 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

+510.0% since first listed

7 events — show timeline

• 2026-06-13 Listed $122,000 WNYREIS
• 2023-08-11 Sold (Public Records) $102,000 Public Records
• 2017-02-11 Listing Removed — WNYREIS
• 2016-11-22 Pending — WNYREIS
• 2016-11-02 Contingent — WNYREIS
• 2016-08-12 Listed $25,000 WNYREIS
• 2004-09-09 Sold (Public Records) $20,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $413 · +163.0% YoY. Source: county tax records.