61d Georgian Ln #9 · University at Buffalo, NY 14221

$119,000

1 bd · 1.0 ba · 676 sqft · Condo public records · 80 Days on market

Built 1969 $176/sqft · 17% below area Est $143k · 17% under $270/mo HOA · 17% of rent

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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 +21.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +6.7/10.0
• Schools +6.3/10.0
• Livability +4.4/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 1-bedroom condominium in the desirable Georgian Village community in Amherst! This move-in-ready unit features a spacious living and dining area, along with a well-appointed kitchen equipped with a brand-new refrigerator, new dishwasher, and gas stove. The apartment has been freshly painted throughout, creating a bright and inviting atmosphere. Enjoy year-round comfort with separate central air conditioning and forced-air heating. The seller has already paid $6,000 toward the upcoming 2026 roof replacement, offering added value and peace of mind for the next owner. Residents benefit from fantastic community amenities, including a tennis court and in-ground pool, perfect for relaxation and recreation. Ample open parking is available, with the option to rent a private garage for just $30/month. Conveniently located in a highly desirable and well-regarded Amherst school district, and close to shopping, dining, and major conveniences, this is an excellent opportunity for comfortable, low-maintenance living!

Key facts

• $270 HOA
• Community pool
• Built 1969

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.8% in University at 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 88/100 on livability (#9 in NY, #176 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D+, employment F.
• Williamsville Central School District (suburban): math 64% / reading 77% proficiency, ranked #114 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.0%/yr); 329 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $119k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.30% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 6.4

CMA / ARV

• ARV (median comp): $143,266
• List price: $119,000
• Delta: -16.94%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,126
• Equity at exit: $17,743

10-year hold

• IRR: 8.4%
• Equity multiple: 1.71×
• Total profit: $23,770
• Equity at exit: $10,289

Cash invested: $33,320 (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 14221

• Rents YoY: 5.0%
• Active inventory: 329
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$50
• HOA: −$270
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $170

Break-even live

Break-even rent $1,334

Max offer price $119,000

Occupancy floor 84%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 N Forest Rd Buffalo, NY	1.0–3.0	1.0	870	$1,400	$1.61	1d	9	0.21mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $119,000 Active 80 DOM
2. 2026-06-17
   days on market $119,000 Active 79 DOM
3. 2026-06-16
   days on market $119,000 Active 78 DOM
4. 2026-06-15
   days on market $119,000 Active 77 DOM
5. 2026-06-13
   days on market $119,000 Active 75 DOM
6. 2026-06-10
   days on market $119,000 Active 72 DOM
7. 2026-06-09
   days on market $119,000 Active 71 DOM
8. 2026-06-08
   days on market $119,000 Active 70 DOM
9. 2026-06-07
   days on market $119,000 Active 69 DOM
10. 2026-06-05
    days on market $119,000 Active 66 DOM
11. 2026-06-03
    days on market $119,000 Active 65 DOM
12. 2026-06-02
    days on market $119,000 Active 64 DOM
13. 2026-06-01
    days on market $119,000 Active 63 DOM
14. 2026-05-31
    days on market $119,000 Active 62 DOM
15. 2026-05-10
    price $119,000 1057-char remark

    Show marketing remark (1057 chars)

    Welcome to this beautifully maintained 1-bedroom condominium in the desirable Georgian Village community in Amherst! This move-in-ready unit features a spacious living and dining area, along with a well-appointed kitchen equipped with a brand-new refrigerator, new dishwasher, and gas stove. The apartment has been freshly painted throughout, creating a bright and inviting atmosphere. Enjoy year-round comfort with separate central air conditioning and forced-air heating. The seller has already paid $6,000 toward the upcoming 2026 roof replacement, offering added value and peace of mind for the next owner. Residents benefit from fantastic community amenities, including a tennis court and in-ground pool, perfect for relaxation and recreation. Ample open parking is available, with the option to rent a private garage for just $30/month. Conveniently located in a highly desirable and well-regarded Amherst school district, and close to shopping, dining, and major conveniences, this is an excellent opportunity for comfortable, low-maintenance living!

16. 2026-03-30
    listed $129,900 Active 1057-char remark

    Show marketing remark (1057 chars)

    Welcome to this beautifully maintained 1-bedroom condominium in the desirable Georgian Village community in Amherst! This move-in-ready unit features a spacious living and dining area, along with a well-appointed kitchen equipped with a brand-new refrigerator, new dishwasher, and gas stove. The apartment has been freshly painted throughout, creating a bright and inviting atmosphere. Enjoy year-round comfort with separate central air conditioning and forced-air heating. The seller has already paid $6,000 toward the upcoming 2026 roof replacement, offering added value and peace of mind for the next owner. Residents benefit from fantastic community amenities, including a tennis court and in-ground pool, perfect for relaxation and recreation. Ample open parking is available, with the option to rent a private garage for just $30/month. Conveniently located in a highly desirable and well-regarded Amherst school district, and close to shopping, dining, and major conveniences, this is an excellent opportunity for comfortable, low-maintenance living!

17. 2020-01-10
    soldstatus $62,000 Closed Sale or Rented 476-char remark

    Show marketing remark (476 chars)

    Lovely 1 bedroom, 1 bath Condo. Rear unit with beautiful new flooring, large living room & lovely dining space with views of wide open spaces from the French doors. Some updated appliances. Community pool & tennis courts just steps away. In Amherst with Williamsville schools and all the amenities Amherst has to offer - golf courses, parks, playgrounds & skating rink. Everything you might want for summer and winter activities. Why rent when you could own?

18. 2020-01-10
    soldstatus $62,000

    Show marketing remark (476 chars)

    Lovely 1 bedroom, 1 bath Condo. Rear unit with beautiful new flooring, large living room & lovely dining space with views of wide open spaces from the French doors. Some updated appliances. Community pool & tennis courts just steps away. In Amherst with Williamsville schools and all the amenities Amherst has to offer - golf courses, parks, playgrounds & skating rink. Everything you might want for summer and winter activities. Why rent when you could own?

19. 2019-11-12
    status Pending Sale 476-char remark

    Show marketing remark (476 chars)

    Lovely 1 bedroom, 1 bath Condo. Rear unit with beautiful new flooring, large living room & lovely dining space with views of wide open spaces from the French doors. Some updated appliances. Community pool & tennis courts just steps away. In Amherst with Williamsville schools and all the amenities Amherst has to offer - golf courses, parks, playgrounds & skating rink. Everything you might want for summer and winter activities. Why rent when you could own?

20. 2019-11-12
    status Under Contract- Do Not Show 476-char remark

    Show marketing remark (476 chars)

    Lovely 1 bedroom, 1 bath Condo. Rear unit with beautiful new flooring, large living room & lovely dining space with views of wide open spaces from the French doors. Some updated appliances. Community pool & tennis courts just steps away. In Amherst with Williamsville schools and all the amenities Amherst has to offer - golf courses, parks, playgrounds & skating rink. Everything you might want for summer and winter activities. Why rent when you could own?

21. 2019-10-11
    status Active 476-char remark

    Show marketing remark (476 chars)

    Lovely 1 bedroom, 1 bath Condo. Rear unit with beautiful new flooring, large living room & lovely dining space with views of wide open spaces from the French doors. Some updated appliances. Community pool & tennis courts just steps away. In Amherst with Williamsville schools and all the amenities Amherst has to offer - golf courses, parks, playgrounds & skating rink. Everything you might want for summer and winter activities. Why rent when you could own?

22. 2019-10-01
    status Pending Sale 476-char remark

    Show marketing remark (476 chars)

    Lovely 1 bedroom, 1 bath Condo. Rear unit with beautiful new flooring, large living room & lovely dining space with views of wide open spaces from the French doors. Some updated appliances. Community pool & tennis courts just steps away. In Amherst with Williamsville schools and all the amenities Amherst has to offer - golf courses, parks, playgrounds & skating rink. Everything you might want for summer and winter activities. Why rent when you could own?

23. 2019-09-25
    status Under Contract- Do Not Show 476-char remark

    Show marketing remark (476 chars)

    Lovely 1 bedroom, 1 bath Condo. Rear unit with beautiful new flooring, large living room & lovely dining space with views of wide open spaces from the French doors. Some updated appliances. Community pool & tennis courts just steps away. In Amherst with Williamsville schools and all the amenities Amherst has to offer - golf courses, parks, playgrounds & skating rink. Everything you might want for summer and winter activities. Why rent when you could own?

24. 2019-08-05
    listed $69,999 Active 476-char remark

    Show marketing remark (476 chars)

    Lovely 1 bedroom, 1 bath Condo. Rear unit with beautiful new flooring, large living room & lovely dining space with views of wide open spaces from the French doors. Some updated appliances. Community pool & tennis courts just steps away. In Amherst with Williamsville schools and all the amenities Amherst has to offer - golf courses, parks, playgrounds & skating rink. Everything you might want for summer and winter activities. Why rent when you could own?

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,667 · $139/mo
• Expected delta: +$344/yr (+$29/mo · 26.0%)

ⓘ 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 ≥94°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: $18,582
• − Mortgage interest: −$6,666
• − Property taxes: −$1,322
• − Insurance: −$595
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − HOA: −$3,240
• − Depreciation: −$3,462
• Taxable income: $324
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $1,956/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: Williamsville Central School District
• NCES district ID: 3631470
• Math proficiency: 64% ▼ -14.00%
• Reading proficiency: 77% ▲ 6.00%
• Median HH income: $79,907
• Composite: 62.59/100
• National rank: #678
• State rank: #114 of 590 in NY

Livability — University at Buffalo

• Score: 88/100
• State rank: #9
• US rank: #176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• City population: 5,827
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 55,255
• Household income: $101,615
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1956.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 15% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Other Asian/Pacific 2% Spanish 2%

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: ▼ -301.37%
• Current HPI: 322.6947
• Rent YoY: ▲ 5.01%
• 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

+70.0% since first listed

10 events — show timeline

• 2026-05-10 Price Changed $119,000 WNYREIS
• 2026-03-30 Listed $129,900 WNYREIS
• 2020-01-10 Sold (Public Records) $62,000 Public Records
• 2020-01-10 Sold (MLS) $62,000 WNYREIS
• 2019-11-12 Pending — WNYREIS
• 2019-11-12 Pending — WNYREIS
• 2019-10-11 Relisted — WNYREIS
• 2019-10-01 Pending — WNYREIS
• 2019-09-25 Pending — WNYREIS
• 2019-08-05 Listed $69,999 WNYREIS

Property tax history

+1.5%/yr

Latest (2025): $1,322 · +1.7% YoY. Source: county tax records.