126 South Dr · West Seneca, NY 14218

$273,900

3 bd · 2.5 ba · 1,482 sqft · Townhouse public records · 37 Days on market

Built 2023 Good condition 4,568 sqft lot $185/sqft · 10% below area Est $304k · 10% 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 +12.0/15.0
• Cash flow +9.1/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Queens Landing! Experience the perfect blend of contemporary design and effortless living in this pristine, two-story townhouse. From the nicely landscaped front walk and covered porch to the moment you step inside, a spacious, open-concept layout awaits. The home features a great room and dining area filled with natural light—perfect for both relaxing and entertaining. At the heart of the home is the kitchen, offering sleek shaker-style cabinetry, granite countertops, and a large central island ideal for breakfast or gatherings. It is equipped with stainless steel appliances, a deep undermount sink, and walk-in pantry. The second level provides a generously sized primary bedroom featuring a walk-in closet and a full ensuite bath with double sinks and modern fixtures. Two additional bright bedrooms offer flexibility—perfect for a growing family, a dedicated home office, or a guest room. A second well-appointed full bathroom serves these bedrooms. Additionally, direct interior access to the one-car attached garage provides secure parking and extra storage. The backyard offers generous space for play, entertaining, and leisure. Located in the heart of West Seneca, this home is just minutes from the new Bills stadium, as well as shopping and dining options, with easy access to I-90 and West Seneca schools. Completed in 2023, this three-bedroom, two-bath home offers the peace of mind of nearly new construction, along with the original 10-year builder’s warranty, transferable to the buyer. This home is the perfect find that combines the sleek aesthetic of a modern build with the practical needs of daily life. Why wait for new construction? Open House: Saturday, 4/4/2026, 1:00–3:00 PM. Also listed as Condo/Townhouse MLS# B1670288.

Key facts

• 4,568 sq ft lot
• Garage
• Built 2023

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (14.8% below list).
• Recommended offer: $233k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 92 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $233,238 (14.8% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 9.8

CMA / ARV

• ARV (median comp): $304,194
• List price: $273,900
• Delta: -9.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 South Dr	0.05mi	3/2.5	1,482 (0%)	0mo	$275,000	$186	97
144 South Dr	0.06mi	3/2.5	1,482 (0%)	1mo	$328,000	$221	97
133 South Dr	0.05mi	3/2.5	1,482 (0%)	3mo	$330,000	$223	95
115 South Dr	0.04mi	3/2.5	1,482 (0%)	6mo	$325,000	$219	93
113 South Dr	0.05mi	3/2.5	1,482 (0%)	6mo	$330,000	$223	93
101 South Dr	0.09mi	3/2.5	1,482 (0%)	6mo	$315,000	$213	90
155 Grant Blvd	0.22mi	3/2.5	1,498 (+1%)	4mo	$325,000	$217	85
121 South Dr	0.03mi	3/2.5	1,482 (0%)	20mo	$290,000	$196	81
105 South Dr	0.07mi	3/2.5	1,482 (0%)	19mo	$299,900	$202	81
153 Grant Blvd	0.21mi	3/2.5	1,498 (+1%)	15mo	$315,000	$210	76

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-57,499
• Equity at exit: $40,839

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-66,591
• Equity at exit: $23,682

Cash invested: $76,692 (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 14218

• Home prices YoY: -9.2%
• Active inventory: 92
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$1,436
• Tax from tax record: −$500 /mo · $6,001/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-208

Break-even live

Break-even rent $2,596

Max offer price $237,156

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-130	+0% $-208	+5% $-286	+10% $-363
Rent	-10% $-392	-5% $-300	+0% $-208	+5% $-116	+10% $-24
Rate	-1.0pp $-70	-0.5pp $-138	base $-208	+0.5pp $-279	+1.0pp $-351

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: $68,475
• Closing costs: $8,217
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 South Dr Buffalo, NY	2.0	2.5	1380	$2,500	$1.81	3d	1	0.18mi
127 Langner Rd Buffalo, NY	2.0	1.0	900	$1,400	$1.56	3d	1	1.00mi
1130 Orchard Park Rd Buffalo, NY	2.0	1.5	1517	$2,210	$1.46	25d	1	1.39mi
1130 Orchard Park Rd Buffalo, NY	2.0	2.0	1517	$2,015	$1.33	45d	1	1.46mi

Listing history 4 events

1. 2026-05-09
   status Pending 1789-char remark

   Show marketing remark (1789 chars)

   Welcome to Queens Landing! Experience the perfect blend of contemporary design and effortless living in this pristine, two-story townhouse. From the nicely landscaped front walk and covered porch to the moment you step inside, a spacious, open-concept layout awaits. The home features a great room and dining area filled with natural light—perfect for both relaxing and entertaining. At the heart of the home is the kitchen, offering sleek shaker-style cabinetry, granite countertops, and a large central island ideal for breakfast or gatherings. It is equipped with stainless steel appliances, a deep undermount sink, and walk-in pantry. The second level provides a generously sized primary bedroom featuring a walk-in closet and a full ensuite bath with double sinks and modern fixtures. Two additional bright bedrooms offer flexibility—perfect for a growing family, a dedicated home office, or a guest room. A second well-appointed full bathroom serves these bedrooms. Additionally, direct interior access to the one-car attached garage provides secure parking and extra storage. The backyard offers generous space for play, entertaining, and leisure. Located in the heart of West Seneca, this home is just minutes from the new Bills stadium, as well as shopping and dining options, with easy access to I-90 and West Seneca schools. Completed in 2023, this three-bedroom, two-bath home offers the peace of mind of nearly new construction, along with the original 10-year builder’s warranty, transferable to the buyer. This home is the perfect find that combines the sleek aesthetic of a modern build with the practical needs of daily life. Why wait for new construction? Open House: Saturday, 4/4/2026, 1:00–3:00 PM. Also listed as Single Family MLS# B1670657.

2. 2026-05-09
   status Pending 1789-char remark

   Show marketing remark (1789 chars)

   Welcome to Queens Landing! Experience the perfect blend of contemporary design and effortless living in this pristine, two-story townhouse. From the nicely landscaped front walk and covered porch to the moment you step inside, a spacious, open-concept layout awaits. The home features a great room and dining area filled with natural light—perfect for both relaxing and entertaining. At the heart of the home is the kitchen, offering sleek shaker-style cabinetry, granite countertops, and a large central island ideal for breakfast or gatherings. It is equipped with stainless steel appliances, a deep undermount sink, and walk-in pantry. The second level provides a generously sized primary bedroom featuring a walk-in closet and a full ensuite bath with double sinks and modern fixtures. Two additional bright bedrooms offer flexibility—perfect for a growing family, a dedicated home office, or a guest room. A second well-appointed full bathroom serves these bedrooms. Additionally, direct interior access to the one-car attached garage provides secure parking and extra storage. The backyard offers generous space for play, entertaining, and leisure. Located in the heart of West Seneca, this home is just minutes from the new Bills stadium, as well as shopping and dining options, with easy access to I-90 and West Seneca schools. Completed in 2023, this three-bedroom, two-bath home offers the peace of mind of nearly new construction, along with the original 10-year builder’s warranty, transferable to the buyer. This home is the perfect find that combines the sleek aesthetic of a modern build with the practical needs of daily life. Why wait for new construction? Open House: Saturday, 4/4/2026, 1:00–3:00 PM. Also listed as Single Family MLS# B1670657.

3. 2026-04-02
   listed $273,900 Active 1789-char remark

   Show marketing remark (1789 chars)

   Welcome to Queens Landing! Experience the perfect blend of contemporary design and effortless living in this pristine, two-story townhouse. From the nicely landscaped front walk and covered porch to the moment you step inside, a spacious, open-concept layout awaits. The home features a great room and dining area filled with natural light—perfect for both relaxing and entertaining. At the heart of the home is the kitchen, offering sleek shaker-style cabinetry, granite countertops, and a large central island ideal for breakfast or gatherings. It is equipped with stainless steel appliances, a deep undermount sink, and walk-in pantry. The second level provides a generously sized primary bedroom featuring a walk-in closet and a full ensuite bath with double sinks and modern fixtures. Two additional bright bedrooms offer flexibility—perfect for a growing family, a dedicated home office, or a guest room. A second well-appointed full bathroom serves these bedrooms. Additionally, direct interior access to the one-car attached garage provides secure parking and extra storage. The backyard offers generous space for play, entertaining, and leisure. Located in the heart of West Seneca, this home is just minutes from the new Bills stadium, as well as shopping and dining options, with easy access to I-90 and West Seneca schools. Completed in 2023, this three-bedroom, two-bath home offers the peace of mind of nearly new construction, along with the original 10-year builder’s warranty, transferable to the buyer. This home is the perfect find that combines the sleek aesthetic of a modern build with the practical needs of daily life. Why wait for new construction? Open House: Saturday, 4/4/2026, 1:00–3:00 PM. Also listed as Single Family MLS# B1670657.

4. 2026-04-02
   listed $273,900 Active 1789-char remark

   Show marketing remark (1789 chars)

   Welcome to Queens Landing! Experience the perfect blend of contemporary design and effortless living in this pristine, two-story townhouse. From the nicely landscaped front walk and covered porch to the moment you step inside, a spacious, open-concept layout awaits. The home features a great room and dining area filled with natural light—perfect for both relaxing and entertaining. At the heart of the home is the kitchen, offering sleek shaker-style cabinetry, granite countertops, and a large central island ideal for breakfast or gatherings. It is equipped with stainless steel appliances, a deep undermount sink, and walk-in pantry. The second level provides a generously sized primary bedroom featuring a walk-in closet and a full ensuite bath with double sinks and modern fixtures. Two additional bright bedrooms offer flexibility—perfect for a growing family, a dedicated home office, or a guest room. A second well-appointed full bathroom serves these bedrooms. Additionally, direct interior access to the one-car attached garage provides secure parking and extra storage. The backyard offers generous space for play, entertaining, and leisure. Located in the heart of West Seneca, this home is just minutes from the new Bills stadium, as well as shopping and dining options, with easy access to I-90 and West Seneca schools. Completed in 2023, this three-bedroom, two-bath home offers the peace of mind of nearly new construction, along with the original 10-year builder’s warranty, transferable to the buyer. This home is the perfect find that combines the sleek aesthetic of a modern build with the practical needs of daily life. Why wait for new construction? Open House: Saturday, 4/4/2026, 1:00–3:00 PM. Also listed as Single Family MLS# B1670657.

ⓘ 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: $6,001 · $500/mo
• Projected year-2 tax: $6,001 · $500/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 2/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥93°F today · 13 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: $27,989
• − Mortgage interest: −$15,343
• − Property taxes: −$6,001
• − Insurance: −$1,370
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$7,968
• Taxable loss: −$7,171
• Est. tax savings @ 24.0%: +$1,721
• After-tax cash flow: $-775/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Queens Landing offers a good condition with minimal repairs needed. It is ready for a fresh coat of paint and some landscaping improvements to maximize its value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics, attracting more buyers/renters.
• Both New kitchen appliances — Modernizes the kitchen and enhances functionality, attracting more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics, attracting more buyers/renters. ↑
• Both New kitchen appliances — Modernizes the kitchen and enhances functionality, attracting more buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,661

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 (73%)
• Race & ethnicity: White 73% Black 13% Hispanic / Latino 10% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 18% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Arabic 11% Spanish 6% Russian/Polish/Slavic 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: ▼ -39.44%
• Current HPI: 389.0188
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-09 Pending — WNYREIS
• 2026-05-09 Pending — WNYREIS
• 2026-04-02 Listed $273,900 WNYREIS
• 2026-04-02 Listed $273,900 WNYREIS

Property tax history

+108.0%/yr

Latest (2025): $6,001 · +0.8% YoY. Source: county tax records.