15 Mount View Pl · Lancaster, NY 14086

$99,900

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 6 Days on market

Built 1875 7,280 sqft lot

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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 +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity to live in a FULLY FUNCTIONAL OLD FARMHOUSE in an historic community with walkable streets, local shops, and ongoing civic improvements! The Village of Lancaster blends small town charm with quick access to Buffalo’s urban core, the airport, and the wider Western New York region! This classic 2 bedroom farmhouse is an investor alert and an owner occupant dream, offering rare Village character with serious sweat equity potential. Just steps from Lancaster’s vibrant village strip, this home features craftsmanship you can’t replicate today~ from the original wood staircase and period front door to authentic trim details and hardwood floors throughout. The generous

Key facts

• Period front door
• Hardwood floors
• Walkable streets

Tags

• WALKABLE STREETS
• LOCAL SHOPS
• ORIGINAL WOOD STAIRCASE
• PERIOD FRONT DOOR
• AUTHENTIC TRIM DETAILS
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story existing home
• Construction: Shake siding; Attic/crawl hatchway(s) insulated; Copper plumbing; Stone foundation; Asphalt roof
• Exterior features: Covered and open porch; Patio/porch; Dirt and gravel driveway; Rectangular residential lot (approx. 70 x 104); City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedroom 1 on second level (approximately 13.5 x 11.8); Bedroom 2 on second level (approximately 12.2 x 11.1); Bedroom 3 on first level (approximately 8.9 x 11.3)
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Hot water/radiator heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Bedroom on main level; Convertible bedroom; Partial basement with sump pump
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.0% vs local median 2.9% in Lancaster — 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 78/100 on livability (#164 in NY, #2,566 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Lancaster Central School District (suburban): math 57% / reading 61% proficiency, ranked #234 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 152 active listings in the ZIP; 2 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.70% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $229,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Carter St	0.22mi	3/1.0	1,204 (-6%)	2mo	$307,000	$255	77
37 W Drullard Ave	0.06mi	3/1.5	1,421 (+10%)	4mo	$213,000	$150	75
145 Hinchey Ave	0.29mi	3/2.0	1,352 (+5%)	4mo	$240,000	$178	71
16 Harlan St	0.35mi	3/1.0	1,240 (-4%)	9mo	$225,000	$181	70
59 Sturm St	0.32mi	3/2.0	1,404 (+9%)	4mo	$248,000	$177	63
21 Terrell St	0.35mi	3/1.5	1,404 (+9%)	7mo	$365,000	$260	61
57 Wyandotte St	0.48mi	3/1.5	1,389 (+8%)	5mo	$228,000	$164	59
12 Livingston St	0.59mi	2/1.5 (-1)	1,326 (+3%)	2mo	$282,500	$213	59
846 Falcon Dr	0.53mi	3/2.0	1,380 (+7%)	8mo	$410,000	$297	53
75 Erie St	0.61mi	3/1.0	1,175 (-9%)	6mo	$125,000	$106	51
18 Veterans Dr	0.55mi	4/1.0 (+1)	1,372 (+6%)	9mo	$238,500	$174	51
343 Olmstead Ave	0.59mi	4/2.0 (+1)	1,424 (+11%)	7mo	$201,400	$141	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.51×
• Total profit: $14,189
• Equity at exit: $14,895

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $51,846
• Equity at exit: $8,638

Cash invested: $27,972 (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 14086

• Home prices YoY: -30.5%
• Active inventory: 152
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$303 /mo · $3,632/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $475

Break-even live

Break-even rent $1,099

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $531	-5% $503	+0% $475	+5% $447	+10% $418
Rent	-10% $341	-5% $408	+0% $475	+5% $542	+10% $609
Rate	-1.0pp $525	-0.5pp $500	base $475	+0.5pp $449	+1.0pp $423

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Sawyer Ave Unit 2 Depew, NY	2.0	1.0	1000	$1,350	$1.35	45d	1	0.36mi
Cowing St Lancaster, NY	3.0	1.0	1450	$1,400	$0.97	45d	1	0.40mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   listed $99,900 Active
3. 2002-12-19
   soldstatus $54,900

ⓘ 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: $3,632 · $303/mo
• Projected year-2 tax: $3,632 · $303/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 3/10 Moderate
• 🌡 Heat 2/10 Low 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: $20,400
• − Mortgage interest: −$5,596
• − Property taxes: −$3,632
• − Insurance: −$500
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$2,906
• Taxable income: $4,503
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $4,617/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: Lancaster Central School District
• NCES district ID: 3616680
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $64,668
• Composite: 51.64/100
• National rank: #1700
• State rank: #234 of 590 in NY

Livability — Lancaster

• Score: 78/100
• State rank: #164
• US rank: #2566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, NY
• County: Erie County · 714,559 people
• City population: 35,635
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 35,635
• Household income: $99,499
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 513.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Romanian 28% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Other Indo-European 1% 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: ▼ -133.14%
• Current HPI: 302.7484
• 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

+82.0% since first listed

3 events — show timeline

• 2026-04-30 Pending — WNYREIS
• 2026-04-23 Listed $99,900 WNYREIS
• 2002-12-19 Sold (Public Records) $54,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,632 · +0.6% YoY. Source: county tax records.