124 Harrogate · Harris Hill, NY 14221

$249,900

3 bd · 1.5 ba · 1,824 sqft · Condo public records · 26 Days on market

Built 1980 $137/sqft · at area comps Est $259k · at est. $491/mo HOA · 18% 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 +10.9/30.0
• ARV discount +9.0/15.0
• Schools +6.3/10.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 124 Harrogate Square! Very spacious 3 bedroom 1 and 1/2 bath townhome with condo status. Nicely updated and well maintained. Bathrooms with the latest modern accents. Kitchen with stainless steel appliances. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Williamsville school district: Country Parkway Elementary, Transit Middle and Williamsville East High School. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable, water, common area maintenance and insurance, pool, tennis court.

Key facts

• $491 HOA
• Community pool
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (7.8% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $230k (7.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.7% in Harris Hill — 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 72/100 on livability (#345 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: amenities F, commute F, cost of living F.
• Williamsville Central School District (suburban): math 64% / reading 77% proficiency, ranked #114 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.0%/yr); 334 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 31% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $230,478 (7.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.07% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 7.8

CMA / ARV

• ARV (median comp): $258,546
• List price: $249,900
• Delta: -3.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.40×
• Total profit: $-41,653
• Equity at exit: $37,261

10-year hold

• IRR: -3.9%
• Equity multiple: 0.71×
• Total profit: $-20,374
• Equity at exit: $21,607

Cash invested: $69,972 (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 14221

• Rents YoY: 5.0%
• Active inventory: 334
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,667 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$312 /mo · $3,738/yr
• Insurance: −$104
• HOA: −$491
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-110

Break-even live

Break-even rent $2,807

Max offer price $230,478

Occupancy floor 99%

Sensitivity live

Price	-10% $32	-5% $-39	+0% $-110	+5% $-181	+10% $-251
Rent	-10% $-321	-5% $-215	+0% $-110	+5% $-5	+10% $101
Rate	-1.0pp $16	-0.5pp $-46	base $-110	+0.5pp $-175	+1.0pp $-241

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Sagewood Ter Buffalo, NY	4.0	1.5	1907	$3,000	$1.57	5d	1	0.29mi
160 Glendon Pl Williamsville, NY	2.0	2.5	1470	$2,310	$1.57	4d	1	0.51mi
10 Arielle Ct Williamsville, NY	1.0–3.0	1.0–2.0	1063	$2,738	$2.57	3d	10	0.96mi
6842 Main St Unit 3 Bedroom Application Williamsville, NY	3.0	2.0	1389	$2,495	$1.80	3d	1	1.20mi
6842 Main St Unit Townhome Application Williamsville, NY	3.0	2.5	1650	$2,795	$1.69	3d	1	1.20mi

HOA detail condo

• Monthly dues: $491 · $5,892/yr
• Likely covers: watergascablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-05-13
   status Pending 735-char remark

   Show marketing remark (735 chars)

   Welcome to 124 Harrogate Square! Very spacious 3 bedroom 1 and 1/2 bath townhome with condo status. Nicely updated and well maintained. Bathrooms with the latest modern accents. Kitchen with stainless steel appliances. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Williamsville school district: Country Parkway Elementary, Transit Middle and Williamsville East High School. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable, water, common area maintenance and insurance, pool, tennis court.

2. 2026-04-17
   listed $249,900 Active 735-char remark

   Show marketing remark (735 chars)

   Welcome to 124 Harrogate Square! Very spacious 3 bedroom 1 and 1/2 bath townhome with condo status. Nicely updated and well maintained. Bathrooms with the latest modern accents. Kitchen with stainless steel appliances. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Williamsville school district: Country Parkway Elementary, Transit Middle and Williamsville East High School. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable, water, common area maintenance and insurance, pool, tennis court.

3. 2020-10-13
   soldstatus $185,000
4. 2020-09-28
   soldstatus $185,000 Closed Sale or Rented 1011-char remark

   Show marketing remark (1011 chars)

   See Virtual Tour! Capture while mortgage rates are low. Spacious 3 bedroom townhome with condo status. Completely updated and beautifully maintained. Bathrooms with the latest modern accents. Kitchen with new stainless steel appliances (all included in the sale). New lighting, flooring and carpets entire home. Neutral colors. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Top Williamsville schools: Country Parkway Elementary, Transit Middle and Williamsville East High School. Fabulous location. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable and water, common area maintenance and insurance, pool, tennis court. Pets allowed. Recent professional home inspection completed, minor repairs done as a result. Report available. New roof 2019. Newer HWT and furnace.

5. 2020-06-28
   status Pending Sale 1011-char remark

   Show marketing remark (1011 chars)

   See Virtual Tour! Capture while mortgage rates are low. Spacious 3 bedroom townhome with condo status. Completely updated and beautifully maintained. Bathrooms with the latest modern accents. Kitchen with new stainless steel appliances (all included in the sale). New lighting, flooring and carpets entire home. Neutral colors. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Top Williamsville schools: Country Parkway Elementary, Transit Middle and Williamsville East High School. Fabulous location. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable and water, common area maintenance and insurance, pool, tennis court. Pets allowed. Recent professional home inspection completed, minor repairs done as a result. Report available. New roof 2019. Newer HWT and furnace.

6. 2020-06-24
   price $184,900 1011-char remark

   Show marketing remark (1011 chars)

   See Virtual Tour! Capture while mortgage rates are low. Spacious 3 bedroom townhome with condo status. Completely updated and beautifully maintained. Bathrooms with the latest modern accents. Kitchen with new stainless steel appliances (all included in the sale). New lighting, flooring and carpets entire home. Neutral colors. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Top Williamsville schools: Country Parkway Elementary, Transit Middle and Williamsville East High School. Fabulous location. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable and water, common area maintenance and insurance, pool, tennis court. Pets allowed. Recent professional home inspection completed, minor repairs done as a result. Report available. New roof 2019. Newer HWT and furnace.

7. 2020-06-13
   price $187,980 1011-char remark

   Show marketing remark (1011 chars)

   See Virtual Tour! Capture while mortgage rates are low. Spacious 3 bedroom townhome with condo status. Completely updated and beautifully maintained. Bathrooms with the latest modern accents. Kitchen with new stainless steel appliances (all included in the sale). New lighting, flooring and carpets entire home. Neutral colors. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Top Williamsville schools: Country Parkway Elementary, Transit Middle and Williamsville East High School. Fabulous location. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable and water, common area maintenance and insurance, pool, tennis court. Pets allowed. Recent professional home inspection completed, minor repairs done as a result. Report available. New roof 2019. Newer HWT and furnace.

8. 2020-06-10
   price $187,990 1011-char remark

   Show marketing remark (1011 chars)

   See Virtual Tour! Capture while mortgage rates are low. Spacious 3 bedroom townhome with condo status. Completely updated and beautifully maintained. Bathrooms with the latest modern accents. Kitchen with new stainless steel appliances (all included in the sale). New lighting, flooring and carpets entire home. Neutral colors. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Top Williamsville schools: Country Parkway Elementary, Transit Middle and Williamsville East High School. Fabulous location. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable and water, common area maintenance and insurance, pool, tennis court. Pets allowed. Recent professional home inspection completed, minor repairs done as a result. Report available. New roof 2019. Newer HWT and furnace.

9. 2020-05-27
   price $189,900 1011-char remark

   Show marketing remark (1011 chars)

   See Virtual Tour! Capture while mortgage rates are low. Spacious 3 bedroom townhome with condo status. Completely updated and beautifully maintained. Bathrooms with the latest modern accents. Kitchen with new stainless steel appliances (all included in the sale). New lighting, flooring and carpets entire home. Neutral colors. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Top Williamsville schools: Country Parkway Elementary, Transit Middle and Williamsville East High School. Fabulous location. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable and water, common area maintenance and insurance, pool, tennis court. Pets allowed. Recent professional home inspection completed, minor repairs done as a result. Report available. New roof 2019. Newer HWT and furnace.

10. 2020-05-15
    price $193,900 1011-char remark

    Show marketing remark (1011 chars)

    See Virtual Tour! Capture while mortgage rates are low. Spacious 3 bedroom townhome with condo status. Completely updated and beautifully maintained. Bathrooms with the latest modern accents. Kitchen with new stainless steel appliances (all included in the sale). New lighting, flooring and carpets entire home. Neutral colors. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Top Williamsville schools: Country Parkway Elementary, Transit Middle and Williamsville East High School. Fabulous location. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable and water, common area maintenance and insurance, pool, tennis court. Pets allowed. Recent professional home inspection completed, minor repairs done as a result. Report available. New roof 2019. Newer HWT and furnace.

11. 2020-04-06
    historical

    Show marketing remark (1011 chars)

    See Virtual Tour! Capture while mortgage rates are low. Spacious 3 bedroom townhome with condo status. Completely updated and beautifully maintained. Bathrooms with the latest modern accents. Kitchen with new stainless steel appliances (all included in the sale). New lighting, flooring and carpets entire home. Neutral colors. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Top Williamsville schools: Country Parkway Elementary, Transit Middle and Williamsville East High School. Fabulous location. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable and water, common area maintenance and insurance, pool, tennis court. Pets allowed. Recent professional home inspection completed, minor repairs done as a result. Report available. New roof 2019. Newer HWT and furnace.

12. 2020-04-06
    listed $195,900 Active 1011-char remark

    Show marketing remark (1011 chars)

    See Virtual Tour! Capture while mortgage rates are low. Spacious 3 bedroom townhome with condo status. Completely updated and beautifully maintained. Bathrooms with the latest modern accents. Kitchen with new stainless steel appliances (all included in the sale). New lighting, flooring and carpets entire home. Neutral colors. Huge living room with gas fireplace and loads of natural light. Ample storage/closets. Top Williamsville schools: Country Parkway Elementary, Transit Middle and Williamsville East High School. Fabulous location. Close to shopping and dining on Transit Road. This quiet end unit features a lovely open porch overlooking the pool, tennis courts and lots of green space. Finished room in basement with laundry - washer/dryer included. Monthly fee includes basic cable and water, common area maintenance and insurance, pool, tennis court. Pets allowed. Recent professional home inspection completed, minor repairs done as a result. Report available. New roof 2019. Newer HWT and furnace.

13. 2020-04-02
    price $195,900
14. 2020-03-19
    listed $214,900 Active
15. 2012-10-29
    soldstatus $125,500
16. 2012-10-29
    soldstatus $125,500
17. 2012-05-03
    listed $133,500
18. 1993-09-03
    soldstatus $86,000

ⓘ 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: $3,738 · $312/mo
• Projected year-2 tax: $3,981 · $332/mo
• Expected delta: +$243/yr (+$20/mo · 6.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,008
• − Mortgage interest: −$13,998
• − Property taxes: −$3,738
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − HOA: −$5,892
• − Depreciation: −$7,270
• Taxable loss: −$5,261
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $-57/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: Williamsville Central School District
• NCES district ID: 3631470
• Math proficiency: 64% ▼ -14.00%
• Reading proficiency: 77% ▲ 6.00%
• Median HH income: $79,907
• Composite: 62.59/100
• National rank: #678
• State rank: #114 of 590 in NY

Livability — Harris Hill

• Score: 72/100
• State rank: #345
• US rank: #5816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• City population: 55,255
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 55,255
• Household income: $101,615
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1956.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 15% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Other Asian/Pacific 2% Spanish 2%

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: ▼ -301.37%
• Current HPI: 322.6947
• Rent YoY: ▲ 5.01%
• 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

+190.6% since first listed

18 events — show timeline

• 2026-05-13 Pending — WNYREIS
• 2026-04-17 Listed $249,900 WNYREIS
• 2020-10-13 Sold (Public Records) $185,000 Public Records
• 2020-09-28 Sold (MLS) $185,000 WNYREIS
• 2020-06-28 Pending — WNYREIS
• 2020-06-24 Price Changed $184,900 WNYREIS
• 2020-06-13 Price Changed $187,980 WNYREIS
• 2020-06-10 Price Changed $187,990 WNYREIS
• 2020-05-27 Price Changed $189,900 WNYREIS
• 2020-05-15 Price Changed $193,900 WNYREIS
• 2020-04-06 Listing Removed — WNYREIS
• 2020-04-06 Listed $195,900 WNYREIS
• 2020-04-02 Price Changed $195,900 WNYREIS
• 2020-03-19 Listed $214,900 WNYREIS
• 2012-10-29 Sold (Public Records) $125,500 Public Records
• 2012-10-29 Sold (MLS) $125,500 WNYREIS
• 2012-05-03 Listed $133,500 WNYREIS
• 1993-09-03 Sold (Public Records) $86,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,738 · +1.7% YoY. Source: county tax records.