11 Laverack Ave · Depew, NY 14086

$319,900

8 bd · 4.0 ba · 4,430 sqft · MultiFamily public records · 121 Days on market

Built 1900 8,276 sqft lot $72/sqft · 40% below area Est $531k · 40% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investors and future owner-occupants alike will appreciate this well-located 4-unit property in the Village of Depew, just steps from local shops, bars, restaurants, and community events. Situated on a spacious double lot, the property also features a full three-car garage. The blacktop driveway has been replaced. Each of the four units offers 2 bedrooms and 1 bathroom with similar floor plans, and all utilities (gas and electric) are separately metered for added convenience. A great opportunity to expand your portfolio or live on-site while generating rental income. Three of the four units are currently tenant-occupied; please allow at least 24 hours’ notice for all showings. Schedule of availability is Monday, Wednesday, Friday or Saturday from 11-5pm each day.

Key facts

• Spacious double lot
• 8,276 sq ft lot
• 3 garage spots

Tags

• SPACIOUS DOUBLE LOT
• FULL THREE-CAR GARAGE
• SEPARATELY METERED UTILITIES
• GENERATING RENTAL INCOME

🏷️ Possibly a rental listed for sale. The $319,900 price doesn't fit this home's estimated sale value (~$531,033) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $555/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $320k).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 3.7% in Depew — 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 71/100 on livability (#408 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, health & safety A-; Watch: crime F, amenities F, commute F.
• Depew Union Free School District (suburban): math 39% / reading 50% proficiency, ranked #461 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 152 active listings in the ZIP; solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $5,727/mo this rent would consume 69% of the median local household income ($99k/yr) (locally 513% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $90k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $205k; list at $320k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $281,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.79% ✓
• Cap rate: 14.63%
• Cash-on-cash: 29.77%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (median comp): $531,033
• List price: $319,900
• Delta: -39.76%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Laverack Ave	0.67mi	8/3.0	4,092 (-8%)	23mo	$270,000	$66	32

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: 24.3%
• Equity multiple: 2.00×
• Total profit: $89,822
• Equity at exit: $47,698

10-year hold

• IRR: 32.2%
• Equity multiple: 3.91×
• Total profit: $261,021
• Equity at exit: $27,659

Cash invested: $89,572 (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 14086

• Home prices YoY: -30.5%
• Active inventory: 152
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $5,727 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$492 /mo · $5,898/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,203
• Net cashflow: $2,222

Break-even live

Break-even rent $2,914

Max offer price $319,900

Occupancy floor 56%

Sensitivity live

Price	-10% $2,403	-5% $2,312	+0% $2,222	+5% $2,131	+10% $2,041
Rent	-10% $1,770	-5% $1,996	+0% $2,222	+5% $2,448	+10% $2,674
Rate	-1.0pp $2,383	-0.5pp $2,303	base $2,222	+0.5pp $2,139	+1.0pp $2,055

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,728
Total (4 units)			$5,727

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $319,900 Active 121 DOM
2. 2026-06-17
   days on market $319,900 Active 120 DOM
3. 2026-06-16
   days on market $319,900 Active 119 DOM
4. 2026-06-15
   days on market $319,900 Active 118 DOM
5. 2026-06-13
   days on market $319,900 Active 116 DOM
6. 2026-06-10
   days on market $319,900 Active 113 DOM
7. 2026-06-09
   days on market $319,900 Active 112 DOM
8. 2026-06-08
   days on market $319,900 Active 111 DOM
9. 2026-06-07
   days on market $319,900 Active 110 DOM
10. 2026-06-03
    days on market $319,900 Active 106 DOM
11. 2026-06-02
    days on market $319,900 Active 105 DOM
12. 2026-06-01
    days on market $319,900 Active 104 DOM
13. 2026-05-31
    days on market $319,900 Active 103 DOM
14. 2026-05-04
    price $339,900 779-char remark

    Show marketing remark (779 chars)

    Investors and future owner-occupants alike will appreciate this well-located 4-unit property in the Village of Depew, just steps from local shops, bars, restaurants, and community events. Situated on a spacious double lot, the property also features a full three-car garage. The blacktop driveway has been replaced. Each of the four units offers 2 bedrooms and 1 bathroom with similar floor plans, and all utilities (gas and electric) are separately metered for added convenience. A great opportunity to expand your portfolio or live on-site while generating rental income. Three of the four units are currently tenant-occupied; please allow at least 24 hours’ notice for all showings. Schedule of availability is Monday, Wednesday, Friday or Saturday from 11-5pm each day.

15. 2026-02-17
    listed $349,900 Active 779-char remark

    Show marketing remark (779 chars)

    Investors and future owner-occupants alike will appreciate this well-located 4-unit property in the Village of Depew, just steps from local shops, bars, restaurants, and community events. Situated on a spacious double lot, the property also features a full three-car garage. The blacktop driveway has been replaced. Each of the four units offers 2 bedrooms and 1 bathroom with similar floor plans, and all utilities (gas and electric) are separately metered for added convenience. A great opportunity to expand your portfolio or live on-site while generating rental income. Three of the four units are currently tenant-occupied; please allow at least 24 hours’ notice for all showings. Schedule of availability is Monday, Wednesday, Friday or Saturday from 11-5pm each day.

16. 2021-03-11
    soldstatus $205,000 Closed Sale or Rented 413-char remark

    Show marketing remark (413 chars)

    Calling all INVESTORS! Fully rented 4-unit home with separate utilities and long term tenants! Large double lot with 3 car garage. All units have 2 bedrooms and 1 full bath with similar layouts. Complete tear-off asphalt roof with new plywood, replaced in 2016. Excellent income potential. All units have separate heating and electric. Convenient village location, close to restaurants, bus routes, and shopping!

17. 2021-02-10
    status Pending Sale 413-char remark

    Show marketing remark (413 chars)

    Calling all INVESTORS! Fully rented 4-unit home with separate utilities and long term tenants! Large double lot with 3 car garage. All units have 2 bedrooms and 1 full bath with similar layouts. Complete tear-off asphalt roof with new plywood, replaced in 2016. Excellent income potential. All units have separate heating and electric. Convenient village location, close to restaurants, bus routes, and shopping!

18. 2021-02-05
    status Under Contract- Do Not Show 413-char remark

    Show marketing remark (413 chars)

    Calling all INVESTORS! Fully rented 4-unit home with separate utilities and long term tenants! Large double lot with 3 car garage. All units have 2 bedrooms and 1 full bath with similar layouts. Complete tear-off asphalt roof with new plywood, replaced in 2016. Excellent income potential. All units have separate heating and electric. Convenient village location, close to restaurants, bus routes, and shopping!

19. 2021-02-01
    listed $199,900 Active 413-char remark

    Show marketing remark (413 chars)

    Calling all INVESTORS! Fully rented 4-unit home with separate utilities and long term tenants! Large double lot with 3 car garage. All units have 2 bedrooms and 1 full bath with similar layouts. Complete tear-off asphalt roof with new plywood, replaced in 2016. Excellent income potential. All units have separate heating and electric. Convenient village location, close to restaurants, bus routes, and shopping!

20. 2007-02-02
    soldstatus $70,000

ⓘ 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: $5,898 · $492/mo
• Projected year-2 tax: $5,898 · $492/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 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: $68,724
• − Mortgage interest: −$17,919
• − Property taxes: −$5,898
• − Insurance: −$1,600
• − Repairs & maintenance: −$5,498
• − Management: −$5,498
• − Depreciation: −$9,306
• Taxable income: $23,005
• Est. tax owed @ 24.0%: −$5,521
• After-tax cash flow: $21,142/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: Depew Union Free School District
• NCES district ID: 3609030
• Math proficiency: 39% ▼ -19.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $51,488
• Composite: 38.33/100
• National rank: #4224
• State rank: #461 of 590 in NY

Livability — Depew

• Score: 71/100
• State rank: #408
• US rank: #7016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Depew, NY
• County: Erie County · 714,559 people
• City population: 25,098
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 35,635
• Household income: $99,499
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 513.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Romanian 28% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -133.14%
• Current HPI: 302.7484
• Rent YoY: —
• 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

+385.6% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $339,900 WNYREIS
• 2026-02-17 Listed $349,900 WNYREIS
• 2021-03-11 Sold (MLS) $205,000 WNYREIS
• 2021-02-10 Pending — WNYREIS
• 2021-02-05 Pending — WNYREIS
• 2021-02-01 Listed $199,900 WNYREIS
• 2007-02-02 Sold (Public Records) $70,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $5,898 · +3.7% YoY. Source: county tax records.