98 Frontier Dr · Blasdell, NY 14219

$189,900

4 bd · 2.0 ba · 1,648 sqft · MultiFamily public records · 3 Days on market

Built 1955 8,688 sqft lot $115/sqft · 51% below area

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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 +23.2/30.0
• 1% rule +7.8/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 98 Frontier Drive in Blasdell- a rare duplex & excellent opportunity for both investors and owner-occupants alike. This side-by-side duplex offers two spacious units, each featuring 2 bedrooms, 1 full bathroom, an eat-in kitchen, and a generously sized living room, providing comfortable and functional living spaces on both sides. Each unit has its own private feel, complemented by a two-car garage thoughtfully divided in the center for added convenience and privacy. And the full basement adds ample storage space. The house is currently used as a single family home, and could be used as such in the future. Ideally located on a quiet street running between the Tehan Post on E

Key facts

• Quiet street
• Full basement
• Side by side duplex

Tags

• SIDE BY SIDE DUPLEX
• TWO CAR GARAGE
• FULL BASEMENT
• QUIET STREET
• EASY ACCESS TO AMENITIES

Property features AI

Finance

• Financial info: Property operates as a 2-unit multi-family; Each unit currently rents for $900; Separate gas and electric meters for each unit; Operating expenses include trash and water/sewer; Owner pays trash collection and water for the property

Exterior

• Parking: Detached or attached 2-car garage; Concrete parking with two or more spaces
• Utilities: Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story building; Existing condition
• Construction: Composite and shake siding; Asphalt roof; Poured foundation; Built previously (existing)
• Exterior features: Partial fencing; Patio

Interior

• Kitchen: Eat-in kitchens in each unit
• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Hardwood; Laminate; Tile; Vinyl; Varied flooring types
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement with sump pump
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.5% vs local median 4.5% in Blasdell — 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 66/100 on livability (#643 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Frontier Central School District (suburban): math 54% / reading 55% proficiency, ranked #301 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1955 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.28% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 6.5

CMA / ARV

• ARV (median comp): $390,971
• List price: $189,900
• Delta: -51.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Commercial St	0.18mi	4/2.0	1,664 (+1%)	1mo	$230,000	$138	89
31 Orchard Ave	0.19mi	4/2.0	1,806 (+10%)	19mo	$200,850	$111	60

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-8,626
• Equity at exit: $28,315

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $21,556
• Equity at exit: $16,419

Cash invested: $53,172 (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 14219

• Home prices YoY: -19.4%
• Active inventory: 44
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,430 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$500 /mo · $6,001/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $345

Break-even live

Break-even rent $1,994

Max offer price $189,900

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,430
Total (2 units)			$2,430

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3365 McKinley Pkwy Buffalo, NY	3.0	1.0	2016	$2,200	$1.09	2d	1	1.06mi

Listing history 9 events

1. 2026-05-03
   status Pending 1283-char remark
2. 2026-04-30
   listed $189,900 Active 1283-char remark
3. 2022-05-24
   soldstatus $160,000
4. 2021-11-27
   historical
5. 2021-11-27
   historical
6. 2021-09-19
   price $189,900
7. 2021-09-19
   price $189,900
8. 2021-08-27
   listed $194,900 Active
9. 2021-08-27
   listed $194,900 Active

ⓘ 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: $6,001 · $500/mo
• Projected year-2 tax: $6,001 · $500/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 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,160
• − Mortgage interest: −$10,637
• − Property taxes: −$6,001
• − Insurance: −$950
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$5,524
• Taxable income: $1,382
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $3,804/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: Frontier Central School District
• NCES district ID: 3611670
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $58,807
• Composite: 47.36/100
• National rank: #2291
• State rank: #301 of 590 in NY

Livability — Blasdell

• Score: 66/100
• State rank: #643
• US rank: #12059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blasdell, NY
• Population (ZIP): 10,894

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Asian 2% Black 2%
• Common ancestry: Romanian 21% Slovak 5% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Spanish 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: ▼ -80.33%
• Current HPI: 332.7314
• 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

+12.9% since first listed

10 events — show timeline

• 2026-06-08 Sold (MLS) $220,000 WNYREIS
• 2026-05-03 Pending — WNYREIS
• 2026-04-30 Listed $189,900 WNYREIS
• 2022-05-24 Sold (Public Records) $160,000 Public Records
• 2021-11-27 Listing Removed — WNYREIS
• 2021-11-27 Listing Removed — WNYREIS
• 2021-09-19 Price Changed $189,900 WNYREIS
• 2021-09-19 Price Changed $189,900 WNYREIS
• 2021-08-27 Listed $194,900 WNYREIS
• 2021-08-27 Listed $194,900 WNYREIS

Property tax history

+5.6%/yr

Latest (2025): $6,001 · +1.9% YoY. Source: county tax records.