52 Dorset Dr · Depew, NY 14043

$239,900

3 bd · 1.5 ba · 1,600 sqft · SingleFamily public records · 26 Days on market

Built 1971 0.25 ac lot $150/sqft · 39% below area Est $394k · 39% 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 +6.8/30.0
• Schools +5.2/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 bedroom, 1.5 bath brick and frame Colonial featuring a concrete driveway, attached 2-car tandem garage, and a large partially fenced backyard. The welcoming entry foyer includes a convenient half bath and opens to a generously sized living room with wall to wall carpeting flowing into the formal dining room. The large eat-in kitchen offers charming period-style cabinetry and overlooks the cozy family room with fireplace and sliding glass doors leading to an enclosed sunroom with views of the expansive yard. The second floor features three spacious bedrooms with ample closet space, along with a full hallway bath complete with vanity and tub/shower combination. Additional highlight

Key facts

• Entry foyer
• Eat-in kitchen
• Concrete driveway

Tags

• CONCRETE DRIVEWAY
• ATTACHED 2-CAR TANDEM GARAGE
• PARTIALLY FENCED BACKYARD
• ENTRY FOYER
• EAT-IN KITCHEN
• PERIOD-STYLE CABINETRY

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Single-story home; Existing construction
• Construction: Brick, frame, and vinyl siding construction; Asphalt roof; Poured foundation; Full basement with sump pump
• Exterior features: Concrete driveway; Deck; Partial fence

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Flooring: Carpet; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Sliding glass doors; Other interior features (see remarks)
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.9% below list).
• Recommended offer: $175k (27.1% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.7% in Depew — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#408 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, health & safety A-; Watch: crime F, 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: Rents rising fast (+5.8%/yr); 124 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,803 (27.1% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.76% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.58%
• DSCR: 0.71
• GRM: 11.0

CMA / ARV

• ARV (median comp): $394,493
• List price: $239,900
• Delta: -39.19%
• 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
262 Wayside Dr	0.26mi	3/1.5	1,520 (-5%)	0mo	$339,000	$223	79
106 Dorset Dr	0.14mi	3/2.0	1,456 (-9%)	1mo	$410,000	$282	76
293 Olmstead Ave	0.29mi	3/2.0	1,692 (+6%)	4mo	$230,000	$136	72
35 Lindan Dr	0.41mi	3/2.0	1,546 (-3%)	4mo	$265,000	$171	70
34 Pheasant Run Ln	0.55mi	3/1.5	1,637 (+2%)	1mo	$437,000	$267	69
196 Wayside Dr	0.26mi	3/1.0	1,462 (-9%)	6mo	$377,000	$258	66
119 Hanwell Pl	0.47mi	4/1.5 (+1)	1,700 (+6%)	0mo	$360,000	$212	62
108 Burlington Ave	0.51mi	4/1.0 (+1)	1,682 (+5%)	6mo	$240,000	$143	56
18 Olmstead Ave	0.61mi	3/1.0	1,678 (+5%)	8mo	$260,000	$155	55
343 Olmstead Ave	0.29mi	4/2.0 (+1)	1,424 (-11%)	7mo	$201,400	$141	55
846 Falcon Dr	0.39mi	3/2.0	1,380 (-14%)	8mo	$410,000	$297	50
21 Terrell St	0.53mi	3/1.5	1,404 (-12%)	7mo	$365,000	$260	49

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 · 5.75% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.15×
• Total profit: $-57,033
• Equity at exit: $35,770

10-year hold

• IRR: -12.8%
• Equity multiple: 0.15×
• Total profit: $-56,860
• Equity at exit: $20,742

Cash invested: $67,172 (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 14043

• Home prices YoY: -34.2%
• Rents YoY: 5.8%
• Active inventory: 124
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$453 /mo · $5,431/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-369

Break-even live

Break-even rent $2,292

Max offer price $174,803

Occupancy floor —

Sensitivity live

Price	-10% $-233	-5% $-301	+0% $-369	+5% $-436	+10% $-504
Rent	-10% $-513	-5% $-441	+0% $-369	+5% $-296	+10% $-224
Rate	-1.0pp $-248	-0.5pp $-307	base $-369	+0.5pp $-431	+1.0pp $-494

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Cowing St Lancaster, NY	3.0	1.0	1450	$1,400	$0.97	45d	1	0.95mi
6386 Transit Rd Depew, NY	1.0–2.0	1.0–2.0	1023	$2,397	$2.34	2d	62	1.06mi

Listing history 7 events

1. 2026-06-08
   statusdays on market $239,900 Pending 26 DOM
2. 2026-06-07
   days on market $239,900 Active Under Contract 25 DOM
3. 2026-06-03
   days on market $239,900 Active Under Contract 21 DOM
4. 2026-06-02
   days on market $239,900 Active Under Contract 20 DOM
5. 2026-06-01
   days on market $239,900 Active Under Contract 19 DOM
6. 2026-05-31
   days on market $239,900 Active Under Contract 18 DOM
7. 2026-05-13
   listed $239,900 Active 894-char remark

ⓘ 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: $5,431 · $453/mo
• Projected year-2 tax: $5,431 · $453/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $21,905
• − Mortgage interest: −$13,438
• − Property taxes: −$5,431
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$6,979
• Taxable loss: −$8,647
• Est. tax savings @ 24.0%: +$2,075
• After-tax cash flow: $-2,347/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 — Depew

• Score: 71/100
• State rank: #408
• US rank: #7016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Depew, NY
• County: Erie County · 714,559 people
• City population: 25,098
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 25,098
• Household income: $74,112
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 854.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 3% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 30% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Arabic 3% Russian/Polish/Slavic 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: ▼ -152.13%
• Current HPI: 292.1082
• Rent YoY: ▲ 5.75%
• 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

3 events — show timeline

• 2026-06-08 Pending — WNYREIS
• 2026-05-26 Contingent — WNYREIS
• 2026-05-13 Listed $239,900 WNYREIS

Property tax history

+7.1%/yr

Latest (2025): $5,431 · +2.4% YoY. Source: county tax records.