Off-Market Real Estate Deals Across Western New York

Get first access to discounted, off-market, and value-add properties in Buffalo and surrounding Western New York — before they hit the public market.

  • Direct-to-seller and off-market opportunities.
  • Fix & flip, BRRRR, and rental-ready properties.
  • Deals across Buffalo, Erie & Niagara Counties.
  • Free to join. No obligation. Unsubscribe anytime.
Join the Private Buyers List

How WNY Off-Market Works

We keep this simple and investor-friendly. Tell us what you’re looking for, and we’ll send opportunities that match your criteria.

1

Join the List

Tell us who you are and what you’re buying. Join the private buyers list in under a minute so we can match you with the right opportunities.

2

Receive Off-Market Opportunities

When we own a property or hold equitable interest via assignable contract, we send the details directly to your inbox — price, basic numbers, and photos when available.

3

First Come, First Served

If a deal fits your criteria, respond quickly. Most properties are assigned or contracted with buyers on our list, often within 24–72 hours.

All properties are sold as-is, where-is. Buyers are responsible for their own inspections and due diligence.

What You Get on the WNY Off-Market Buyers List

This list is built for serious investors who want transparent numbers, realistic expectations, and straightforward communication.

Investor-Focused Deal Types

Fix & flip projects, BRRRR opportunities, rental-ready properties, small multifamily, and occasional mixed-use or land deals across Western New York.

Real Numbers on Each Opportunity

For each property, we aim to provide asking price, estimated ARV, basic rehab notes, rent estimates when available, and recent comparable sales.

ARV, rehab costs, rents, and comps are opinions for preliminary analysis only and are not guarantees, appraisals, or assurances of future value.

Investor-Friendly Terms

Cash or hard-money buyers preferred. Quick closings, straightforward contracts, and clear disclosure when opportunities are offered as assignments of contract.

Curated, Not Spammy

We focus on sending opportunities with real potential, not blasting dozens of questionable deals. Our goal is long-term relationships with serious investors.

Sample Deal Snapshot

The details below are an example for illustration purposes only and do not represent a current live deal.

  • Location: South Buffalo, NY
  • Type: 3 bed / 1.5 bath single-family home
  • Example Price: $95,000 (assignment)
  • Example Estimated ARV: $165,000
  • Example Estimated Rehab: $30,000
  • Notes: Newer roof, primarily interior cosmetics, strong rental demand area.

All ARV figures, rehab estimates, rent estimates, and comparable sales are provided as informal opinions for preliminary analysis only. They are not guarantees, appraisals, or assurances of future performance. Buyers must independently verify all numbers and conduct their own due diligence with licensed professionals.

Where We Find Off-Market Deals in Western New York

We focus on Western New York, including but not limited to:

  • Buffalo
  • Lackawanna
  • Cheektowaga
  • West Seneca
  • Amherst & Tonawanda
  • Hamburg & Orchard Park
  • Niagara Falls & North Tonawanda
  • Lockport, Depew, and surrounding towns

If you buy in or near Buffalo and the broader Western New York region, this list is built for you.

Who We Are

WNY Off-Market is a marketing platform operated by Shagar Group LLC, a local real estate investment company focused on connecting serious investors with real, off-market opportunities in Western New York.

We source properties directly from sellers, landlords, and partners. When we either own the property or hold equitable interest through an assignable purchase agreement, we may share those opportunities with our private buyers list.

We are not real estate brokers or agents and do not represent buyers or sellers in a brokerage capacity. We transact as principals and focus on transparent, straightforward communication with investors.

Who Should Join the WNY Off-Market Buyers List

This list is designed for serious real estate investors who are ready to act when the right opportunity hits their inbox.

  • Cash and hard-money buyers who can close quickly.
  • Investors looking for flips, BRRRR projects, or small rentals.
  • Landlords who want to add value-add or stabilized properties in WNY.
  • Buyers comfortable purchasing as-is and performing their own due diligence.

Proof of funds and non-refundable earnest money may be required on certain opportunities.

Join the WNY Off-Market Buyers List

Join free in under a minute. Tell us a bit about your investment criteria so we can send you the most relevant opportunities.

If the form does not appear, click here to open it in a new tab.

By joining the buyers list, you agree to receive emails and, if you provide a mobile number, optional text messages about investment properties and off-market opportunities. Message and data rates may apply. You can unsubscribe at any time by following the instructions in our emails or replying STOP to text messages.

All information provided on this website and in our communications is for informational purposes only and is not guaranteed to be accurate. Nothing here constitutes legal, financial, or investment advice. Buyers should consult their own licensed professionals and conduct independent due diligence before purchasing any property.