168 Callodine Ave · Eggertsville, NY 14226

$235,000

4 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 60 Days on market

Built 1915 3,920 sqft lot $178/sqft · 17% below area Est $283k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Schools +5.3/10.0
• Rent growth +4.8/5.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for owner occupant or investor. .. in Amherst w/ Amherst schools, yet steps away from UB's Main Street South campus! Close to shopping, theather , restaurants & public transportation(w/ good highway access), this 4 bedroom home has loads of potential!!! With some imagination, well cared for home has a recent roof natural woodwork and hard wood floors. It could be truly charming! In need of your special touches & cosmetic updates, mechanics truly are solid Boiler is less approximately 6 years old! Ready for you, visit today and make this home YOURS!!! Don't miss out!!!

Key facts

• Easy access
• Amherst area
• Functional layout

Tags

• AMHERST AREA
• SWEET HOME SCHOOL DISTRICT
• GENEROUS LIVING SPACE
• FUNCTIONAL LAYOUT
• EASY ACCESS

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Shingle roof
• Construction: Aluminum siding; Vinyl siding; Block foundation; Existing (year built: existing)
• Exterior features: Fully fenced yard; Stamped concrete driveway; Covered porch

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Eat-in kitchen; Separate formal living room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $6 ($67/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 $215k (8.4% below list).
• Recommended offer: $215k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% in Eggertsville — 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 85/100 on livability (#34 in NY, #534 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, amenities C-.
• Amherst Central School District (suburban): math 53% / reading 68% proficiency, ranked #209 of 590 in NY (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Windermere Blvd School (math 37% / reading 62%, grade D, #1,085 of 2,108 statewide, top 56%, 748 students, 49% FRL); Amherst Middle School (math 36% / reading 69%, grade C+, #235 of 729 statewide, top 33%, 623 students, 34% FRL); Amherst Central High School (math 100% / reading 82%, grade A+, #226 of 1,100 statewide, top 21%, 870 students, 38% FRL) — zoned schools average 40% FRL vs 22% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.0%/yr); 144 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $235k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,367 (8.4% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.1

CMA / ARV

• ARV (median comp): $283,060
• List price: $235,000
• Delta: -16.98%
• 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
329 Springville Ave	0.29mi	3/2.0 (-1)	1,306 (-1%)	0mo	$322,040	$247	76
511 Capen Blvd	0.53mi	4/1.0	1,260 (-4%)	1mo	$260,504	$207	67
130 Stevenson Blvd	0.35mi	3/1.5 (-1)	1,232 (-7%)	1mo	$347,000	$282	65
133 Allenhurst Rd	0.46mi	3/1.5 (-1)	1,410 (+7%)	1mo	$332,800	$236	60
50 Fairchild Dr	0.61mi	4/1.5	1,398 (+6%)	3mo	$340,000	$243	57
1436 Eggert Rd	0.61mi	3/1.5 (-1)	1,380 (+4%)	2mo	$265,000	$192	55
12 Delta Rd	0.65mi	3/1.5 (-1)	1,374 (+4%)	4mo	$260,000	$189	53
204 Lyndale Ave	0.62mi	4/1.0	1,176 (-11%)	1mo	$268,204	$228	52
1425 Eggert Rd	0.63mi	3/1.0 (-1)	1,196 (-9%)	1mo	$165,000	$138	49
62 Conant Dr	0.74mi	3/1.5 (-1)	1,404 (+6%)	2mo	$215,000	$153	46
206 Lamont Dr	0.71mi	4/1.5	1,188 (-10%)	4mo	$300,000	$253	45
17 University Ct	0.68mi	3/1.5 (-1)	1,512 (+14%)	2mo	$330,000	$218	36

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.60×
• Total profit: $-26,267
• Equity at exit: $35,039

10-year hold

• IRR: 5.0%
• Equity multiple: 1.45×
• Total profit: $29,697
• Equity at exit: $20,319

Cash invested: $65,800 (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 14226

• Rents YoY: 9.0%
• Active inventory: 144
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$366 /mo · $4,387/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $6

Break-even live

Break-even rent $2,147

Max offer price $235,000

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $72	+0% $6	+5% $-61	+10% $-127
Rent	-10% $-165	-5% $-80	+0% $6	+5% $91	+10% $176
Rate	-1.0pp $124	-0.5pp $65	base $6	+0.5pp $-55	+1.0pp $-117

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	25d	1	0.19mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	3d	1	0.33mi
524 University Ave Buffalo, NY	3.0	1.0	1840	$1,600	$0.87	3d	1	0.70mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	3d	1	0.90mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	16d	1	1.09mi
33 Tillotson Pl Buffalo, NY	3.0	1.0	1143	$2,095	$1.83	16d	1	1.09mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	45d	1	1.15mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	25d	1	1.15mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	45d	1	1.18mi
212 Dellwood Rd Buffalo, NY	4.0	4.0	1209	$3,400	$2.81	3d	2	1.22mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	16d	1	1.25mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	19d	1	1.26mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	4d	1	1.40mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	3d	10	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $235,000 Active 60 DOM
2. 2026-06-18
   days on market $235,000 Active 57 DOM
3. 2026-06-17
   days on market $235,000 Active 56 DOM
4. 2026-06-16
   days on market $235,000 Active 55 DOM
5. 2026-06-15
   days on market $235,000 Active 54 DOM
6. 2026-06-13
   days on market $235,000 Active 52 DOM
7. 2026-06-13
   days on market $235,000 Active 51 DOM
8. 2026-06-10
   days on market $235,000 Active 49 DOM
9. 2026-06-09
   days on market $235,000 Active 48 DOM
10. 2026-06-08
    days on market $235,000 Active 47 DOM
11. 2026-06-07
    days on market $235,000 Active 46 DOM
12. 2026-06-05
    days on market $235,000 Active 43 DOM
13. 2026-06-03
    days on market $235,000 Active 42 DOM
14. 2026-06-02
    pricedays on market $235,000 Active 41 DOM
15. 2026-06-01
    days on market $239,900 Active 40 DOM
16. 2026-05-31
    days on market $239,900 Active 39 DOM
17. 2026-04-29
    price $239,900 430-char remark
18. 2026-04-22
    listed $269,900 Active 430-char remark
19. 2011-03-25
    soldstatus $71,100 610-char remark

    Show marketing remark (610 chars)

    Great opportunity for owner occupant or investor. .. in Amherst w/ Amherst schools, yet steps away from UB's Main Street South campus! Close to shopping, theather , restaurants & public transportation(w/ good highway access), this 4 bedroom home has loads of potential!!! With some imagination, well cared for home has a recent roof natural woodwork and hard wood floors. It could be truly charming! In need of your special touches & cosmetic updates, mechanics truly are solid Boiler is less approximately 6 years old! Ready for you, visit today and make this home YOURS!!! Don't miss out!!!

20. 2011-03-25
    soldstatus $71,100

    Show marketing remark (610 chars)

    Great opportunity for owner occupant or investor. .. in Amherst w/ Amherst schools, yet steps away from UB's Main Street South campus! Close to shopping, theather , restaurants & public transportation(w/ good highway access), this 4 bedroom home has loads of potential!!! With some imagination, well cared for home has a recent roof natural woodwork and hard wood floors. It could be truly charming! In need of your special touches & cosmetic updates, mechanics truly are solid Boiler is less approximately 6 years old! Ready for you, visit today and make this home YOURS!!! Don't miss out!!!

21. 2011-02-08
    listed $59,900 610-char remark

    Show marketing remark (610 chars)

    Great opportunity for owner occupant or investor. .. in Amherst w/ Amherst schools, yet steps away from UB's Main Street South campus! Close to shopping, theather , restaurants & public transportation(w/ good highway access), this 4 bedroom home has loads of potential!!! With some imagination, well cared for home has a recent roof natural woodwork and hard wood floors. It could be truly charming! In need of your special touches & cosmetic updates, mechanics truly are solid Boiler is less approximately 6 years old! Ready for you, visit today and make this home YOURS!!! Don't miss out!!!

ⓘ 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: $4,387 · $366/mo
• Projected year-2 tax: $4,387 · $366/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $25,844
• − Mortgage interest: −$13,164
• − Property taxes: −$4,387
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$6,836
• Taxable loss: −$3,853
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $991/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: Amherst Central School District
• NCES district ID: 3602920
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $68,551
• Composite: 53.21/100
• National rank: #1502
• State rank: #209 of 590 in NY

Livability — Eggertsville

• Score: 85/100
• State rank: #34
• US rank: #534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eggertsville, NY
• County: Erie County · 714,559 people
• City population: 29,482
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,159
• Household income: $84,325
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 856.0

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 (74%)
• Race & ethnicity: White 74% Black 10% Asian 7% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 13% · Canada, China, India
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 2% Arabic 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: ▼ -270.71%
• Current HPI: 331.1929
• Rent YoY: ▲ 9.01%
• 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

+292.3% since first listed

6 events — show timeline

• 2026-06-02 Price Changed $235,000 WNYREIS
• 2026-04-29 Price Changed $239,900 WNYREIS
• 2026-04-22 Listed $269,900 WNYREIS
• 2011-03-25 Sold (Public Records) $71,100 Public Records
• 2011-03-25 Sold (MLS) $71,100 WNYREIS
• 2011-02-08 Listed $59,900 WNYREIS

Property tax history

+3.4%/yr

Latest (2025): $4,387 · +2.7% YoY. Source: county tax records.