2636 Sunset Dr · Eden, NY 14057

$209,900

4 bd · 2.0 ba · 2,352 sqft · MultiFamily public records · 29 Days on market

Built 1971 0.51 ac lot

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Why this score? — see what drove the C+ 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 +23.7/30.0
• 1% rule +8.5/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

3 Unit, investor special in the heart of Eden! Live in the main house and rent out the two back units and have your mortgage paid for! The main home is a 3 bedroom 1 bath Cape Cod. The rear building is an upper lower two unit. Lower apartment, 2 beds, 2 baths (one under construction). Upper apartment is 1 bed, 1 bath. There is also a large workshop/garage. Offers reviewed as received. 24 hour notice required for showings. Showings allowed 12- 7 PM daily.

Key facts

• 0.51 acre lot
• 2 parking spots
• Built 1971

Property features AI

Finance

• Other: Three-unit multi-family building; Two separate electric meters; Two separate gas meters
• Financial info: Operating expense details provided in remarks

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Two-story property; Resale condition
• Construction: Vinyl siding; Wood siding; Copper plumbing; Asphalt roof
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Flooring: Carpet; Laminate; Tile; Vinyl; Varied flooring
• Bathrooms: Four full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2×2bd/1.3ba + 1×1bd/1.3ba units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive. Per door: $134/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.3% in Eden — 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 83/100 on livability (#62 in NY, #896 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F.
• Eden Central School District (rural): math 56% / reading 63% proficiency, ranked #226 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 36 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $206,751 (1.5% below list)

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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-8,217
• Equity at exit: $31,297

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $26,854
• Equity at exit: $18,148

Cash invested: $58,772 (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 14057

• Home prices YoY: -23.9%
• Active inventory: 36
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $2,843 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$657 /mo · $7,887/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $401

Break-even live

Break-even rent $2,336

Max offer price $209,900

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.3	$1,952
1× unit	1	1.3	$892
Total (3 units)			$2,843

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $209,900 Active 29 DOM
2. 2026-06-17
   days on market $209,900 Active 28 DOM
3. 2026-06-16
   days on market $209,900 Active 27 DOM
4. 2026-06-15
   days on market $209,900 Active 26 DOM
5. 2026-06-13
   days on market $209,900 Active 24 DOM
6. 2026-06-10
   days on market $209,900 Active 21 DOM
7. 2026-06-09
   days on market $209,900 Active 20 DOM
8. 2026-06-08
   days on market $209,900 Active 19 DOM
9. 2026-06-07
   days on market $209,900 Active 18 DOM
10. 2026-06-05
    days on market $209,900 Active 15 DOM
11. 2026-06-03
    days on market $209,900 Active 14 DOM
12. 2026-06-02
    days on market $209,900 Active 13 DOM
13. 2026-06-01
    days on market $209,900 Active 12 DOM
14. 2026-05-31
    days on market $209,900 Active 11 DOM
15. 2026-05-20
    listed $209,900 Active
16. 2010-03-17
    soldstatus $160,000

ⓘ 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: $7,887 · $657/mo
• Projected year-2 tax: $7,887 · $657/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,116
• − Mortgage interest: −$11,758
• − Property taxes: −$7,887
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − Depreciation: −$6,106
• Taxable income: $1,857
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $4,361/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: Eden Central School District
• NCES district ID: 3610170
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $64,812
• Composite: 52.05/100
• National rank: #1631
• State rank: #226 of 590 in NY

Livability — Eden

• Score: 83/100
• State rank: #62
• US rank: #896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, NY
• Population (ZIP): 7,632

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Black 1% Two or more races 1%
• Common ancestry: Romanian 18% Lithuanian 1% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -99.08%
• Current HPI: 315.2681
• Rent YoY: —
• Metro: —
• 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

+31.2% since first listed

2 events — show timeline

• 2026-05-20 Listed $209,900 WNYREIS
• 2010-03-17 Sold (Public Records) $160,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $7,887 · +0.5% YoY. Source: county tax records.