34 Cornell Ave · Eggertsville, NY 14226

$224,900

3 bd · 1.5 ba · 1,095 sqft · SingleFamily public records · 33 Days on market

Built 1937 4,310 sqft lot $205/sqft · 27% below area Est $307k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.0/30.0
• Schools +5.3/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three bedroom cape located on a quiet street, has a beautiful wood burning fireplace, remodeled bath with ceramic tile, hardwood floors in main living area and master bedroom, and a private fenced yard. Tear off roof complete in 2014, as well as new windows. Washer, dryer and kitchen appliances all remain. The pantry is already plumbed to be easily reconverted to a half bath.

Key facts

• New sump pump
• 1-car garage
• Fully fenced yard

Tags

• FURNACE AND CENTRAL AIR SYSTEM
• REPLACEMENT WINDOWS
• NEW SUMP PUMP
• AIR FILTRATION SYSTEM
• FULLY FENCED YARD
• 1-CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage with electricity (1-car)
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Single-story home; Vinyl siding; Asphalt roof; Poured foundation; Resale property; City street frontage; Rectangular residential lot (approx. 45 x 95)
• Construction: Vinyl siding construction; Asphalt roof; Poured foundation; Existing (previously built)
• Exterior features: Concrete driveway; Fully fenced yard; Play structure; Patio; Open porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Gas water heater
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Living/dining room; Main level primary; Full basement with sump pump; One fireplace
• Laundry & utility: Basement utility space (sump pump present)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.2% below list).
• Recommended offer: $167k (25.6% below list) — sets the bar for cash-flow.

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; 19 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).

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 33 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $125k; list at $225k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,247 (25.6% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.22%
• DSCR: 0.72
• GRM: 10.7

CMA / ARV

• ARV (median comp): $307,475
• List price: $224,900
• Delta: -26.86%
• 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
55 Cornell Ave	0.05mi	3/2.5	1,218 (+11%)	3mo	$244,000	$200	72
233 Crosby Blvd	0.57mi	3/2.0	1,110 (+1%)	1mo	$360,000	$324	69
99 Argyle Ave	0.22mi	3/1.0	1,202 (+10%)	20mo	$258,000	$215	55
168 Treehaven Rd	0.59mi	2/1.5 (-1)	1,073 (-2%)	12mo	$225,500	$210	54
37 Norman Pl	0.27mi	3/1.0	1,234 (+13%)	13mo	$324,600	$263	54
115 Layton Ave	0.17mi	4/1.0 (+1)	1,249 (+14%)	14mo	$265,000	$212	50
124 Lennox Ave	0.20mi	3/1.0	1,243 (+14%)	20mo	$265,000	$213	49
1425 Eggert Rd	0.74mi	3/1.0	1,196 (+9%)	1mo	$165,000	$138	48
80 Mona Dr	0.52mi	3/1.5	1,239 (+13%)	8mo	$200,000	$161	47
77 Jasper Dr	0.44mi	3/2.0	1,236 (+13%)	20mo	$260,000	$210	39
45 Olney Dr	0.70mi	3/1.5	1,231 (+12%)	11mo	$372,000	$302	38
42 Springville Ave	0.73mi	4/1.0 (+1)	977 (-11%)	7mo	$155,000	$159	35

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: -20.9%
• Equity multiple: 0.24×
• Total profit: $-47,864
• Equity at exit: $33,533

10-year hold

• IRR: -5.1%
• Equity multiple: 0.59×
• Total profit: $-25,879
• Equity at exit: $19,445

Cash invested: $62,972 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$435 /mo · $5,222/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-326

Break-even live

Break-even rent $2,162

Max offer price $167,247

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-263	+0% $-326	+5% $-390	+10% $-454
Rent	-10% $-465	-5% $-395	+0% $-326	+5% $-257	+10% $-188
Rate	-1.0pp $-213	-0.5pp $-269	base $-326	+0.5pp $-385	+1.0pp $-444

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Lisbon Ave Unit 2 Buffalo, NY	2.0	1.0	850	$1,050	$1.24	45d	1	0.80mi
4035-4055 Harlem Rd Unit 4081B Buffalo, NY	2.0	1.0	815	$1,649	$2.02	3d	1	1.00mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	45d	1	1.05mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	25d	1	1.09mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	45d	1	1.09mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	3d	1	1.10mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	12d	1	1.10mi
220 Dartmouth Ave Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	25d	1	1.13mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	16d	1	1.13mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	3d	1	1.19mi
780 Millersport Hwy Unit 1 Buffalo, NY	2.0	1.0	850	$1,395	$1.64	45d	1	1.27mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	3d	1	1.28mi
63 Garnet Rd Buffalo, NY	2.0	1.0	800	$1,350	$1.69	45d	1	1.34mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	13d	1	1.35mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	45d	1	1.37mi
92 Lasalle Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$1,150	$1.15	45d	1	1.41mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	3d	1	1.41mi
212 Dellwood Rd Buffalo, NY	4.0	4.0	1209	$3,400	$2.81	3d	2	1.44mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,291	$2.24	3d	10	1.49mi

Listing history 9 events

1. 2026-06-02
   statusdays on market $224,900 Pending 33 DOM
2. 2026-06-01
   days on market $224,900 Active 32 DOM
3. 2026-05-31
   days on market $224,900 Active 31 DOM
4. 2026-04-30
   listed $224,900 Active 1244-char remark
5. 2017-09-08
   soldstatus $125,000 Closed Sale or Rented 383-char remark

   Show marketing remark (383 chars)

   This three bedroom cape located on a quiet street, has a beautiful wood burning fireplace, remodeled bath with ceramic tile, hardwood floors in main living area and master bedroom, and a private fenced yard. Tear off roof complete in 2014, as well as new windows. Washer, dryer and kitchen appliances all remain. The pantry is already plumbed to be easily reconverted to a half bath.

6. 2017-09-08
   soldstatus $125,000

   Show marketing remark (383 chars)

   This three bedroom cape located on a quiet street, has a beautiful wood burning fireplace, remodeled bath with ceramic tile, hardwood floors in main living area and master bedroom, and a private fenced yard. Tear off roof complete in 2014, as well as new windows. Washer, dryer and kitchen appliances all remain. The pantry is already plumbed to be easily reconverted to a half bath.

7. 2017-07-31
   status Pending Sale 383-char remark

   Show marketing remark (383 chars)

   This three bedroom cape located on a quiet street, has a beautiful wood burning fireplace, remodeled bath with ceramic tile, hardwood floors in main living area and master bedroom, and a private fenced yard. Tear off roof complete in 2014, as well as new windows. Washer, dryer and kitchen appliances all remain. The pantry is already plumbed to be easily reconverted to a half bath.

8. 2017-07-11
   listed $112,500 Active 383-char remark

   Show marketing remark (383 chars)

   This three bedroom cape located on a quiet street, has a beautiful wood burning fireplace, remodeled bath with ceramic tile, hardwood floors in main living area and master bedroom, and a private fenced yard. Tear off roof complete in 2014, as well as new windows. Washer, dryer and kitchen appliances all remain. The pantry is already plumbed to be easily reconverted to a half bath.

9. 2005-06-24
   soldstatus $79,900

ⓘ 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: $5,222 · $435/mo
• Projected year-2 tax: $5,222 · $435/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: $20,991
• − Mortgage interest: −$12,598
• − Property taxes: −$5,222
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$6,543
• Taxable loss: −$7,854
• Est. tax savings @ 24.0%: +$1,885
• After-tax cash flow: $-2,031/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

+181.5% since first listed

7 events — show timeline

• 2026-06-02 Pending — WNYREIS
• 2026-04-30 Listed $224,900 WNYREIS
• 2017-09-08 Sold (Public Records) $125,000 Public Records
• 2017-09-08 Sold (MLS) $125,000 WNYREIS
• 2017-07-31 Pending — WNYREIS
• 2017-07-11 Listed $112,500 WNYREIS
• 2005-06-24 Sold (Public Records) $79,900 Public Records

Property tax history

+6.6%/yr

Latest (2025): $5,222 · +8.8% YoY. Source: county tax records.