1717 Orchard Park Rd · West Seneca, NY 14224

$164,999

2 bd · 1.0 ba · 1,008 sqft · Condo public records · 24 Days on market

Built 1960 $235/mo HOA · 14% of rent

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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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can buy? This well cared for condo offers an updated kitchen, large living room and nice size bedrooms. If you have a busy schedule and would love to have you lawn and snow removal done for you, look no further!

Key facts

• Updated kitchen
• $235 HOA
• 2 parking spots

Tags

• UPDATED KITCHEN
• LIGHT FILLED INTERIOR
• EASY ACCESS TO MAJOR ROUTES

Property features AI

Finance

• Financial info: Pets negotiable with number and size limits (maximum pet weight 25 lbs)
• HOA & community: Park Meadow Condo association; Monthly association fee of $235 covering common area maintenance, structural maintenance, snow removal, and trash

Exterior

• Parking: Assigned open parking for two vehicles; No garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story property; Resale condition
• Construction: Brick construction; Asphalt roof; Existing structure
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Appliances negotiable
• Bedrooms: Total of 8 rooms (bedrooms and living spaces combined)
• Flooring: Carpet; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Partially finished full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-42 ($-505/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (4.5% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $158k (4.5% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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: 201 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $165k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $157,569 (4.5% 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.02% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-29,247
• Equity at exit: $24,602

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-28,234
• Equity at exit: $14,266

Cash invested: $46,200 (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 14224

• Active inventory: 201
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$204 /mo · $2,443/yr
• Insurance: −$69
• HOA: −$235
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-42

Break-even live

Break-even rent $1,738

Max offer price $157,569

Occupancy floor 98%

Sensitivity live

Price	-10% $51	-5% $5	+0% $-42	+5% $-89	+10% $-135
Rent	-10% $-175	-5% $-109	+0% $-42	+5% $24	+10% $91
Rate	-1.0pp $41	-0.5pp $0	base $-42	+0.5pp $-85	+1.0pp $-128

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1187 Orchard Park Rd Buffalo, NY	1.0–2.0	1.0	700	$1,745	$2.49	2d	14	1.04mi
220 Countryside Ln Orchard Park, NY	2.0	1.0–1.5	900	$1,568	$1.74	2d	1	1.06mi
1130 Orchard Park Rd Buffalo, NY	1.0	1.0	870	$1,720	$1.98	22d	1	1.06mi
1130 Orchard Park Rd Buffalo, NY	1.0	1.0	870	$1,720	$1.98	16d	1	1.06mi

HOA detail condo

• Monthly dues: $235 · $2,820/yr
• Likely covers: snow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $164,999 Active 24 DOM
2. 2026-06-17
   days on market $164,999 Active 23 DOM
3. 2026-06-16
   days on market $164,999 Active 22 DOM
4. 2026-06-15
   days on market $164,999 Active 21 DOM
5. 2026-06-13
   pricedays on market $164,999 Active 19 DOM
6. 2026-06-10
   days on market $174,999 Active 16 DOM
7. 2026-06-09
   days on market $174,999 Active 15 DOM
8. 2026-06-08
   days on market $174,999 Active 14 DOM
9. 2026-06-07
   days on market $174,999 Active 13 DOM
10. 2026-06-03
    pricedays on market $174,999 Active 9 DOM
11. 2026-06-02
    days on market $175,000 Active 8 DOM
12. 2026-06-01
    days on market $175,000 Active 7 DOM
13. 2026-05-31
    days on market $175,000 Active 6 DOM
14. 2026-05-25
    listed $175,000 Active
15. 2017-09-14
    soldstatus $92,000 Closed Sale or Rented 230-char remark

    Show marketing remark (230 chars)

    Why rent when you can buy? This well cared for condo offers an updated kitchen, large living room and nice size bedrooms. If you have a busy schedule and would love to have you lawn and snow removal done for you, look no further!

16. 2017-08-29
    soldstatus $92,000
17. 2017-08-01
    status Pending Sale 230-char remark

    Show marketing remark (230 chars)

    Why rent when you can buy? This well cared for condo offers an updated kitchen, large living room and nice size bedrooms. If you have a busy schedule and would love to have you lawn and snow removal done for you, look no further!

18. 2017-07-10
    historical Under Contract- Do Not Show 230-char remark

    Show marketing remark (230 chars)

    Why rent when you can buy? This well cared for condo offers an updated kitchen, large living room and nice size bedrooms. If you have a busy schedule and would love to have you lawn and snow removal done for you, look no further!

19. 2017-06-19
    listed $94,900 Active 230-char remark

    Show marketing remark (230 chars)

    Why rent when you can buy? This well cared for condo offers an updated kitchen, large living room and nice size bedrooms. If you have a busy schedule and would love to have you lawn and snow removal done for you, look no further!

20. 2015-11-23
    historical
21. 2015-10-04
    listed $84,900 Active
22. 2015-10-04
    listed $850
23. 2015-09-02
    historical
24. 2015-05-13
    listed $84,000 Active
25. 2009-10-13
    soldstatus $80,000
26. 2009-10-09
    soldstatus $80,000
27. 2009-04-23
    listed $82,500
28. 2004-09-23
    soldstatus $60,460

ⓘ 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: $2,443 · $204/mo
• Projected year-2 tax: $2,616 · $218/mo
• Expected delta: +$173/yr (+$14/mo · 7.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $20,211
• − Mortgage interest: −$9,243
• − Property taxes: −$2,443
• − Insurance: −$825
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − HOA: −$2,820
• − Depreciation: −$4,800
• Taxable loss: −$3,153
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $252/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
• City population: 41,101
• Population (ZIP): 41,101

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 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 22% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -211.03%
• Current HPI: 303.7523
• 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

+189.4% since first listed

15 events — show timeline

• 2026-05-25 Listed $175,000 WNYREIS
• 2017-09-14 Sold (MLS) $92,000 WNYREIS
• 2017-08-29 Sold (Public Records) $92,000 Public Records
• 2017-08-01 Pending — WNYREIS
• 2017-07-10 Contingent — WNYREIS
• 2017-06-19 Listed $94,900 WNYREIS
• 2015-11-23 Listing Removed — WNYREIS
• 2015-10-04 Listed $84,900 WNYREIS
• 2015-10-04 Listed $850 WNYREIS
• 2015-09-02 Listing Removed — WNYREIS
• 2015-05-13 Listed $84,000 WNYREIS
• 2009-10-13 Sold (Public Records) $80,000 Public Records
• 2009-10-09 Sold (MLS) $80,000 WNYREIS
• 2009-04-23 Listed $82,500 WNYREIS
• 2004-09-23 Sold (Public Records) $60,460 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,443 · +0.7% YoY. Source: county tax records.