28 Oschawa Ave · West Seneca, NY 14210

$99,900

2 bd · 1.0 ba · 1,399 sqft · SingleFamily public records · 7 Days on market

Built 1917 4,977 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 +25.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all investors: great opportunity on a nice West Seneca street. Lots of great character and original charm, needs some drywall repair in a number of places and updating throughout but it has great bones. 1st floor bedroom and full bath, living room and eat-in kitchen. Upstairs has 1 large bedroom and could easily add a 3rd bedroom and possibly a bath or half bath. Full basement with tons of storage. The mechanicals are solid. Concrete drive, 2 sheds, large fenced yard. Private appointments only and they must occur between 10am and 2pm on Saturday 6/6 and between 4pm and 7pm on Tuesday 6/9. Offers due by 1pm on Wednesday 6/10. Cash only offers.

Key facts

• 1st floor bedroom
• Large bedroom
• Full basement

Tags

• 1ST FLOOR BEDROOM
• FULL BATH
• EAT-IN KITCHEN
• LARGE BEDROOM
• FULL BASEMENT
• TONS OF STORAGE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story home; Resale property; Cedar construction
• Construction: Block foundation; Cedar exterior
• Exterior features: Concrete driveway; Rectangular residential lot (35 x 142)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.2% vs local median 3.7% in West Seneca — 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 79/100 on livability (#130 in NY, #2,089 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: amenities D, commute F.
• West Seneca Central School District (suburban): math 49% / reading 55% proficiency, ranked #336 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+12.7%/yr); 94 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1917 — 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 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: 1.34% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $212,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 Kirkwood Dr	0.31mi	3/1.0 (+1)	1,309 (-6%)	4mo	$192,000	$147	67
428 Indian Church Rd	0.49mi	3/1.5 (+1)	1,344 (-4%)	5mo	$130,000	$97	60
243 Burch Ave	0.21mi	3/1.0 (+1)	1,206 (-14%)	6mo	$240,000	$199	57
302 Kirkwood Dr	0.29mi	3/2.0 (+1)	1,550 (+11%)	8mo	$245,600	$158	53
123 Columbia Pkwy	0.41mi	3/1.5 (+1)	1,566 (+12%)	2mo	$260,000	$166	53
214 Aurora Ave	0.69mi	3/1.5 (+1)	1,440 (+3%)	5mo	$215,000	$149	52
209 Geary St	0.47mi	3/2.0 (+1)	1,479 (+6%)	9mo	$225,000	$152	52
50 Dwyer St	0.69mi	3/2.0 (+1)	1,432 (+2%)	5mo	$260,000	$182	51
531 Harlem Rd	0.69mi	3/2.0 (+1)	1,450 (+4%)	4mo	$110,000	$76	49
39 Klas Ave	0.74mi	3/1.5 (+1)	1,352 (-3%)	7mo	$163,000	$121	47
330 Cumberland Ave	0.71mi	3/1.5 (+1)	1,321 (-6%)	6mo	$217,000	$164	46
83 Kirkwood Dr	0.51mi	3/1.5 (+1)	1,241 (-11%)	7mo	$175,000	$141	44

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.76×
• Total profit: $77,215
• Equity at exit: $89,998

10-year hold

• IRR: 31.8%
• Equity multiple: 9.32×
• Total profit: $232,752
• Equity at exit: $194,084

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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$524
• Tax from tax record: −$244 /mo · $2,929/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $246

Break-even live

Break-even rent $1,025

Max offer price $99,900

Occupancy floor 77%

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	43d	1	0.15mi
102 Wildwood Pl Unit 1 Buffalo, NY	3.0	1.0	1100	$1,250	$1.14	16d	1	0.41mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	43d	1	0.47mi
78 Kirkwood Dr Unit Lower Unit West Seneca, NY	2.0	1.0	1808	$1,375	$0.76	2d	1	0.51mi
46 Kirkwood Dr Unit Lower West Seneca, NY	2.0	1.0	1064	$1,350	$1.27	16d	1	0.55mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	0.63mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	23d	1	0.75mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	1d	1	0.75mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	14d	1	0.81mi
86 Edgewood Ave Buffalo, NY	2.0	2.0	1700	$1,700	$1.00	1d	1	0.89mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	2d	1	0.92mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	14d	1	1.10mi
111 Southside Pkwy Buffalo, NY	1.0	1.0	1000	$1,000	$1.00	23d	1	1.20mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	1d	1	1.33mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	10d	1	1.34mi

Listing history 5 events

1. 2026-06-10
   days on market $99,900 Active 7 DOM
2. 2026-06-09
   days on market $99,900 Active 6 DOM
3. 2026-06-08
   days on market $99,900 Active 5 DOM
4. 2026-06-07
   remarks 660-char remark
5. 2026-06-07
   listed $99,900 Active 4 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: $2,929 · $244/mo
• Projected year-2 tax: $2,929 · $244/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 · 16 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: $16,031
• − Mortgage interest: −$5,596
• − Property taxes: −$2,929
• − Insurance: −$500
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,906
• Taxable income: $1,535
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,581/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: West Seneca Central School District
• NCES district ID: 3630780
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $54,231
• Composite: 44.83/100
• National rank: #2735
• State rank: #336 of 590 in NY

Livability — West Seneca

• Score: 79/100
• State rank: #130
• US rank: #2089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Seneca, NY
• County: Erie County · 714,559 people
• City population: 41,101
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

1 event — show timeline

• 2026-06-03 Listed $99,900 UNYREIS

Property tax history

+10.7%/yr

Latest (2025): $2,929 · -1.4% YoY. Source: county tax records.