333 Niagara Falls Blvd · Eggertsville, NY 14226

$299,900

4 bd · 2.0 ba · 1,894 sqft · MultiFamily public records · 4 Days on market

Built 1947 8,246 sqft lot Est $241k · 25% over

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Why this score? — see what drove the D- 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 +11.6/30.0
• Schools +5.3/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Beautifully updated duplex offering a fantastic opportunity for an owner-occupant, investor, or multi-generational living arrangement. Live in one unit and enjoy built-in rental income, keep extended family close by, or add a turnkey property to your investment portfolio. Please note: The lawn in this image has been digitally enhanced to illustrate its potential appearance with routine care, maintenance, and healthy growth.

Key facts

• 8,246 sq ft lot
• 2 parking spots
• Built 1947

Property features AI

Finance

• Other: Property configured as a 2-unit multi-family with two total units
• Financial info: Operating expense details: see remarks; Owner pays: other/see remarks; Rent includes: see remarks

Exterior

• Parking: Paved parking; Two or more parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Single-story building; Existing (previously built) construction
• Construction: Construction details: see remarks
• Exterior features: Rectangular residential lot; City street frontage; Below-grade finished area present

Interior

• Kitchen: Dishwasher; Oven/range; Refrigerator; Microwave; Other appliances/fixtures as noted in remarks
• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Luxury vinyl flooring; Gas water heater
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative. Per door: $-47/mo.
• To cash-flow at today's rent, offer at most $283k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (9.1% below list).
• Recommended offer: $273k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 22 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 39% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $113k; list at $300k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $272,700 (9.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $240,538
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Hawthorne Ave	0.28mi	3/2.0 (-1)	1,928 (+2%)	7mo	$230,000	$119	73
141 Hawthorne Ave	0.15mi	4/2.0	1,760 (-7%)	18mo	$220,000	$125	67
190 Lyndale Ave	0.21mi	4/2.0	2,016 (+6%)	18mo	$263,000	$130	64
3906 Bailey Ave	0.48mi	4/2.0	1,695 (-10%)	2mo	$215,000	$127	59
240 Callodine Ave	0.44mi	4/2.0	1,652 (-13%)	3mo	$285,000	$173	56
41 Wendel Ave	0.43mi	4/2.0	1,760 (-7%)	15mo	$265,000	$151	55
2 Kettering Dr	0.28mi	4/2.0	1,704 (-10%)	20mo	$225,000	$132	54
66 Montrose Ave	0.57mi	4/2.0	1,860 (-2%)	20mo	$193,750	$104	54
108 Fairfield Ave	0.69mi	4/2.0	2,136 (+13%)	10mo	$250,000	$117	38
168 Fairfield Ave	0.67mi	3/2.0 (-1)	1,786 (-6%)	20mo	$225,000	$126	37

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: -12.6%
• Equity multiple: 0.52×
• Total profit: $-40,010
• Equity at exit: $44,716

10-year hold

• IRR: 3.2%
• Equity multiple: 1.28×
• Total profit: $23,666
• Equity at exit: $25,930

Cash invested: $83,972 (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 14226

• Rents YoY: 9.0%
• Active inventory: 144
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $2,727 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$550 /mo · $6,606/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-94

Break-even live

Break-even rent $2,846

Max offer price $283,331

Occupancy floor 98%

Sensitivity live

Price	-10% $76	-5% $-9	+0% $-94	+5% $-179	+10% $-264
Rent	-10% $-309	-5% $-202	+0% $-94	+5% $14	+10% $122
Rate	-1.0pp $57	-0.5pp $-18	base $-94	+0.5pp $-172	+1.0pp $-251

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,726
Total (2 units)			$2,727

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	3d	1	0.22mi
80 Capen Blvd Buffalo, NY	5.0	2.5	2591	$2,800	$1.08	3d	1	0.32mi
524 University Ave Buffalo, NY	3.0	1.0	1840	$1,600	$0.87	3d	1	0.36mi
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	25d	1	0.39mi
4098 Bailey Ave Buffalo, NY	5.0	2.5	2108	$2,200	$1.04	45d	1	0.52mi
63 Montrose Ave Buffalo, NY	4.0	1.0	2240	$2,000	$0.89	3d	1	0.53mi
91 Englewood Ave Buffalo, NY	4.0	1.0	2500	$2,000	$0.80	3d	1	0.61mi
196 Englewood Ave Buffalo, NY	5.0	1.5	2560	$2,000	$0.78	3d	1	0.61mi
102 Englewood Ave Buffalo, NY	4.0	1.0	2426	$2,750	$1.13	3d	1	0.63mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	3d	1	0.65mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	19d	1	0.91mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	16d	1	0.92mi
24 Custer St Buffalo, NY	5.0	2.0	2500	$3,000	$1.20	16d	1	0.94mi
85 Highgate Ave Buffalo, NY	5.0	2.0	2193	$3,750	$1.71	16d	1	0.99mi
59 Lisbon Ave Buffalo, NY	3.0	1.0	2521	$1,250	$0.50	25d	1	1.05mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	4d	1	1.05mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	25d	1	1.06mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	45d	1	1.06mi
175 Lisbon Ave Buffalo, NY	5.0	2.0	2000	$2,500	$1.25	16d	1	1.07mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	16d	1	1.17mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	3d	10	1.24mi
414 Taunton Pl Unit Lowet Buffalo, NY	3.0	1.0	1232	$1,700	$1.38	16d	1	1.44mi

Listing history 3 events

1. 2026-06-21
   days on market $299,900 Active 4 DOM
2. 2026-06-17
   remarks 427-char remark
3. 2026-06-17
   listed $299,900 Active 1 DOM

ⓘ 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: $6,606 · $550/mo
• Projected year-2 tax: $6,606 · $550/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: $32,724
• − Mortgage interest: −$16,799
• − Property taxes: −$6,606
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − Depreciation: −$8,724
• Taxable loss: −$6,140
• Est. tax savings @ 24.0%: +$1,474
• After-tax cash flow: $348/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

+347.6% since first listed

4 events — show timeline

• 2026-06-17 Listed $299,900 WNYREIS
• 2026-03-17 Sold (Public Records) $113,000 Public Records
• 2007-06-28 Sold (Public Records) $99,000 Public Records
• 2001-09-26 Sold (Public Records) $67,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $6,606 · +6.9% YoY. Source: county tax records.