226 Lamont Dr · Eggertsville, NY 14226

$170,000

2 bd · 1.0 ba · 777 sqft · SingleFamily public records · 10 Days on market

Built 1952 4,139 sqft lot $219/sqft · 25% below area Est $227k · 25% under

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Why this score? — see what drove the C- 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 +11.7/30.0
• Schools +5.3/10.0
• Rent growth +4.8/5.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 226 Lamont Drive in Amherst! This beautifully maintained brick ranch offers 777 sq ft of efficient, thoughtfully designed living space. This home is an ideal opportunity for first-time buyers, downsizers, or anyone seeking low-maintenance comfort in a convenient location. From the moment you arrive, you’ll appreciate the classic curb appeal of the solid brick exterior, complemented by Inside, you are greeted by well-proportioned rooms that maximize both space and functionality. This home features original hardwood floors and ceiling fans in the living room and two bedrooms. The living area is filled with natural light, creating a warm and comfortable atmosphere perfect for

Key facts

• 4,139 sq ft lot
• Built 1952
• Listed 10 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Existing structure; City street frontage; Rectangular residential lot near public transit
• Construction: Brick construction; Copper plumbing; Asphalt roof; Poured foundation; Built (existing)
• Exterior features: Concrete driveway; Partial fencing; Fence; Shed(s) / storage

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood; Luxury vinyl; Vinyl; Varies
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Bedroom on main level; Full basement with sump pump
• Laundry & utility: Washer and dryer (laundry in basement); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-51 ($-611/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (8.3% below list).
• Recommended offer: $156k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.5% in Eggertsville — 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 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.
• Market conditions: Rents rising fast (+9.0%/yr); 143 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $170k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,908 (8.3% 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 1952 — 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. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

• ARV (median comp): $227,358
• List price: $170,000
• Delta: -25.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Carmen Rd	0.38mi	2/1.0	765 (-2%)	8mo	$180,000	$235	73
182 Rosedale Blvd	0.33mi	2/1.0	808 (+4%)	19mo	$225,000	$278	62
706 Longmeadow Rd	0.67mi	2/1.5	768 (-1%)	8mo	$200,000	$260	58
1506 Eggert Rd	0.42mi	2/1.0	861 (+11%)	11mo	$227,500	$264	53
1486 Eggert Rd	0.44mi	2/1.0	862 (+11%)	18mo	$201,000	$233	46
49 Violet Ave	0.37mi	2/1.0	680 (-12%)	18mo	$179,000	$263	46
209 Buckeye Rd	0.43mi	3/1.0 (+1)	846 (+9%)	17mo	$184,100	$218	46
113 Marion Rd	0.62mi	3/1.0 (+1)	888 (+14%)	8mo	$210,000	$236	36
181 Marion Rd	0.65mi	3/1.0 (+1)	888 (+14%)	9mo	$205,000	$231	34
131 Marion Rd	0.62mi	3/2.0 (+1)	882 (+14%)	20mo	$250,000	$283	23

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: -12.4%
• Equity multiple: 0.53×
• Total profit: $-22,462
• Equity at exit: $25,348

10-year hold

• IRR: 3.3%
• Equity multiple: 1.30×
• Total profit: $14,129
• Equity at exit: $14,698

Cash invested: $47,600 (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: 143
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$891
• Tax from tax record: −$320 /mo · $3,843/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-51

Break-even live

Break-even rent $1,624

Max offer price $161,002

Occupancy floor 98%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
780 Millersport Hwy Unit 1 Buffalo, NY	2.0	1.0	850	$1,395	$1.64	43d	1	0.34mi
63 Garnet Rd Buffalo, NY	2.0	1.0	800	$1,350	$1.69	43d	1	0.69mi
427 Emerson Dr Buffalo, NY	1.0	1.0	570	$1,355	$2.38	19d	1	0.74mi
4765 N Bailey Ave Buffalo, NY	2.0	1.0	900	$2,100	$2.33	43d	1	0.78mi
1233 Eggert Rd Buffalo, NY	1.0	1.0	700	$1,175	$1.68	23d	1	0.89mi
79 Rosemont Dr Buffalo, NY	2.0	1.0	1071	$2,200	$2.05	43d	1	0.89mi
1335 Millersport Hwy Unit 04 Buffalo, NY	2.0	1.0	713	$1,595	$2.24	1d	1	1.34mi
1335 Millersport Hwy Unit 1335-06 Buffalo, NY	1.0	1.0	560	$1,415	$2.53	43d	1	1.34mi
1335 Millersport Hwy Buffalo, NY	2.0	1.0	713	$1,595	$2.24	11d	1	1.34mi
1357 Millersport Hwy Unit 1335-06 Buffalo, NY	1.0	1.0	560	$1,415	$2.53	43d	1	1.39mi
1357 Millersport Hwy Unit 1357-03 Buffalo, NY	2.0	1.0	713	$1,595	$2.24	43d	1	1.39mi
1357 Millersport Hwy Buffalo, NY	1.0–2.0	1.0	636	$1,595	$2.51	1d	2	1.39mi

Listing history 3 events

1. 2026-05-07
   status Pending 2129-char remark
2. 2026-04-27
   listed $170,000 Active 2129-char remark
3. 2008-06-04
   soldstatus $64,000

ⓘ 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: $3,843 · $320/mo
• Projected year-2 tax: $3,843 · $320/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: $18,709
• − Mortgage interest: −$9,523
• − Property taxes: −$3,843
• − Insurance: −$850
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$4,945
• Taxable loss: −$3,446
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $216/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

+165.6% since first listed

3 events — show timeline

• 2026-05-07 Pending — WNYREIS
• 2026-04-27 Listed $170,000 WNYREIS
• 2008-06-04 Sold (Public Records) $64,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,843 · +25.3% YoY. Source: county tax records.