17 Oatman Ave · Angola, NY 14006

$199,900

5 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 8 Days on market

Built 1929 8,188 sqft lot $116/sqft · 21% below area Est $252k · 21% 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 +9.0/30.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 17 Oatman Ave, a charming move-in ready village home in the heart of Angola! This spacious 4-bedroom, 2 full bath home offers a great blend of character, comfort, and convenience. Walking distance to village shops, restaurants, and local amenities, while also being just minutes from area beaches and only about a 30-minute drive to downtown Buffalo. Enter through the inviting front sunroom, a perfect space to relax and unwind year-round. Inside, you’ll find an amazing kitchen complete with appliances, modern bathrooms, and a flexible layout featuring one first-floor bedroom. The home also offers solid roof, windows, and mechanical systems for peace of mind. Outside, enjoy th

Key facts

• 8,188 sq ft lot
• 2 garage spots
• Built 1929

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Sewer connected
• Home design: 2-story residence; Existing property condition
• Construction: Aluminum siding with frame construction; Block foundation
• Exterior features: Blacktop driveway; Rectangular lot (62 x 132)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Hot water heat
• Interior features: Eat-in kitchen; Pull-down attic stairs; Solid surface countertops; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (13.6% below list).
• Recommended offer: $172k (13.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#555 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: schools C-, amenities F, commute F.
• Evans-Brant Central School District (Lake Shore) (suburban): math 43% / reading 51% proficiency, ranked #424 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 100 active listings in the ZIP; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $85k; list at $200k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,207 (13.9% 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 1929 — 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. 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?
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: 0.86% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 9.7

CMA / ARV

• ARV (median comp): $252,305
• List price: $199,900
• Delta: -20.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Lincoln Ave	0.56mi	4/1.5 (-1)	1,812 (+5%)	9mo	$260,000	$143	51
6 Rosalind Dr	0.47mi	4/2.0 (-1)	1,890 (+9%)	7mo	$290,000	$153	48
910 Lake St	0.62mi	4/2.5 (-1)	1,952 (+13%)	9mo	$380,000	$195	31

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: -21.8%
• Equity multiple: 0.24×
• Total profit: $-42,265
• Equity at exit: $29,806

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-49,208
• Equity at exit: $17,284

Cash invested: $55,972 (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 14006

• Home prices YoY: -16.8%
• Active inventory: 100
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$389 /mo · $4,667/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-157

Break-even live

Break-even rent $1,925

Max offer price $172,207

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-100	+0% $-157	+5% $-213	+10% $-270
Rent	-10% $-293	-5% $-225	+0% $-157	+5% $-89	+10% $-20
Rate	-1.0pp $-56	-0.5pp $-106	base $-157	+0.5pp $-209	+1.0pp $-261

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-11
   listed $199,900 Active 906-char remark
2. 2019-06-30
   historical
3. 2018-12-01
   listed $74,900 Active
4. 2018-11-30
   historical
5. 2018-08-15
   price $74,900
6. 2018-06-19
   price $79,900
7. 2018-05-22
   listed $84,900 Active
8. 2013-06-14
   soldstatus $84,800
9. 2013-06-14
   soldstatus $80,000
10. 2013-06-13
    soldstatus $84,800
11. 2013-02-17
    listed $86,900
12. 2013-02-17
    listed $86,900
13. 2012-07-25
    listed $94,900

ⓘ 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: $4,667 · $389/mo
• Projected year-2 tax: $4,667 · $389/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,715
• − Mortgage interest: −$11,198
• − Property taxes: −$4,667
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,815
• Taxable loss: −$5,279
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $-614/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: Evans-Brant Central School District (Lake Shore)
• NCES district ID: 3616560
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $56,433
• Composite: 40.89/100
• National rank: #3619
• State rank: #424 of 590 in NY

Livability — Angola

• Score: 68/100
• State rank: #555
• US rank: #9956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angola, NY
• City population: 9,354
• Population (ZIP): 9,354

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 16% Italian 4% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 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: ▼ -80.95%
• Current HPI: 401.7461
• 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

+110.6% since first listed

14 events — show timeline

• 2026-05-19 Pending — WNYREIS
• 2026-05-11 Listed $199,900 WNYREIS
• 2019-06-30 Listing Removed — WNYREIS
• 2018-12-01 Listed $74,900 WNYREIS
• 2018-11-30 Listing Removed — WNYREIS
• 2018-08-15 Price Changed $74,900 WNYREIS
• 2018-06-19 Price Changed $79,900 WNYREIS
• 2018-05-22 Listed $84,900 WNYREIS
• 2013-06-14 Sold (MLS) $80,000 UNYREIS
• 2013-06-14 Sold (MLS) $84,800 WNYREIS
• 2013-06-13 Sold (Public Records) $84,800 Public Records
• 2013-02-17 Listed $86,900 UNYREIS
• 2013-02-17 Listed $86,900 WNYREIS
• 2012-07-25 Listed $94,900 WNYREIS

Property tax history

+2.4%/yr

Latest (2025): $4,667 · +2.3% YoY. Source: county tax records.