339 Windermere Blvd · Eggertsville, NY 14226

$180,000

5 bd · 2.0 ba · 2,012 sqft · Townhouse public records · 49 Days on market

Built 1929 5,182 sqft lot $89/sqft · 40% below area Est $301k · 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 +25.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.8/10.0
• DSCR +8.5/10.0
• Schools +5.3/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss a tremendous opportunity to put your touches on this 3/2 duplex in Amherst. An outstanding investment or owner occupy for the next owner. Beautiful hardwood floors throughout. Seller will make no repairs as a result of a home inspection or bank appraisal. Offers will be due 3/30 at 2pm

Key facts

• 2 garage spots
• Built 1929
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 35% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $180k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.38% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 6.0

CMA / ARV

• ARV (median comp): $301,481
• List price: $180,000
• Delta: -40.29%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
380 Callodine Ave	0.30mi	6/2.0 (+1)	2,280 (+13%)	0mo	$350,000	$154	58
284 Windermere Blvd	0.11mi	4/2.0 (-1)	2,232 (+11%)	19mo	$235,005	$105	56
412 University Ave	0.51mi	5/2.0	1,760 (-12%)	13mo	$283,000	$161	44
251 Kenmore Ave	0.68mi	6/2.0 (+1)	2,310 (+15%)	12mo	$271,000	$117	28

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: 5.4%
• Equity multiple: 1.22×
• Total profit: $11,228
• Equity at exit: $26,839

10-year hold

• IRR: 19.5%
• Equity multiple: 3.09×
• Total profit: $105,405
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$944
• Tax from tax record: −$526 /mo · $6,316/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $424

Break-even live

Break-even rent $1,956

Max offer price $180,000

Occupancy floor 78%

Sensitivity live

Price	-10% $526	-5% $475	+0% $424	+5% $373	+10% $322
Rent	-10% $227	-5% $325	+0% $424	+5% $522	+10% $621
Rate	-1.0pp $515	-0.5pp $470	base $424	+0.5pp $377	+1.0pp $330

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4098 Bailey Ave Buffalo, NY	5.0	2.5	2108	$2,200	$1.04	44d	1	0.25mi
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	24d	1	0.37mi
80 Capen Blvd Buffalo, NY	5.0	2.5	2591	$2,800	$1.08	2d	1	0.53mi
63 Montrose Ave Buffalo, NY	4.0	1.0	2240	$2,000	$0.89	2d	1	0.80mi
91 Englewood Ave Buffalo, NY	4.0	1.0	2500	$2,000	$0.80	2d	1	0.87mi
196 Englewood Ave Buffalo, NY	5.0	1.5	2560	$2,000	$0.78	2d	1	0.90mi
102 Englewood Ave Buffalo, NY	4.0	1.0	2426	$2,750	$1.13	2d	1	0.90mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	2d	1	0.91mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	15d	1	1.15mi
24 Custer St Buffalo, NY	5.0	2.0	2500	$3,000	$1.20	15d	1	1.20mi
85 Highgate Ave Buffalo, NY	5.0	2.0	2193	$3,750	$1.71	15d	1	1.22mi
175 Lisbon Ave Buffalo, NY	5.0	2.0	2000	$2,500	$1.25	15d	1	1.29mi
69 Berryman Dr Buffalo, NY	4.0	1.5	2056	$2,950	$1.43	2d	1	1.38mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	2d	10	1.49mi

Listing history 15 events

1. 2026-05-11
   status Pending 303-char remark

   Show marketing remark (303 chars)

   Don’t miss a tremendous opportunity to put your touches on this 3/2 duplex in Amherst. An outstanding investment or owner occupy for the next owner. Beautiful hardwood floors throughout. Seller will make no repairs as a result of a home inspection or bank appraisal. Offers will be due 3/30 at 2pm

2. 2026-04-22
   price $180,000 303-char remark

   Show marketing remark (303 chars)

   Don’t miss a tremendous opportunity to put your touches on this 3/2 duplex in Amherst. An outstanding investment or owner occupy for the next owner. Beautiful hardwood floors throughout. Seller will make no repairs as a result of a home inspection or bank appraisal. Offers will be due 3/30 at 2pm

3. 2026-04-14
   price $190,000 303-char remark

   Show marketing remark (303 chars)

   Don’t miss a tremendous opportunity to put your touches on this 3/2 duplex in Amherst. An outstanding investment or owner occupy for the next owner. Beautiful hardwood floors throughout. Seller will make no repairs as a result of a home inspection or bank appraisal. Offers will be due 3/30 at 2pm

4. 2026-04-07
   price $197,500 303-char remark

   Show marketing remark (303 chars)

   Don’t miss a tremendous opportunity to put your touches on this 3/2 duplex in Amherst. An outstanding investment or owner occupy for the next owner. Beautiful hardwood floors throughout. Seller will make no repairs as a result of a home inspection or bank appraisal. Offers will be due 3/30 at 2pm

5. 2026-03-23
   listed $199,000 Active 303-char remark

   Show marketing remark (303 chars)

   Don’t miss a tremendous opportunity to put your touches on this 3/2 duplex in Amherst. An outstanding investment or owner occupy for the next owner. Beautiful hardwood floors throughout. Seller will make no repairs as a result of a home inspection or bank appraisal. Offers will be due 3/30 at 2pm

6. 2026-03-23
   historical

   Show marketing remark (303 chars)

   Don’t miss a tremendous opportunity to put your touches on this 3/2 duplex in Amherst. An outstanding investment or owner occupy for the next owner. Beautiful hardwood floors throughout. Seller will make no repairs as a result of a home inspection or bank appraisal. Offers will be due 3/30 at 2pm

7. 2026-02-23
   price $199,990
8. 2026-02-16
   price $199,999
9. 2026-02-03
   price $224,999
10. 2026-01-21
    listed $249,999 Active
11. 2015-06-11
    historical
12. 2015-05-13
    listed $129,900 Active
13. 2012-07-27
    soldstatus $80,000
14. 2012-06-29
    soldstatus $80,000
15. 2012-04-10
    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: $6,316 · $526/mo
• Projected year-2 tax: $6,316 · $526/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 5/10 Major FEMA zone X (unshaded) · 47% 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: $29,912
• − Mortgage interest: −$10,083
• − Property taxes: −$6,316
• − Insurance: −$900
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$5,236
• Taxable income: $2,591
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $4,465/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

+89.7% since first listed

15 events — show timeline

• 2026-05-11 Pending — WNYREIS
• 2026-04-22 Price Changed $180,000 WNYREIS
• 2026-04-14 Price Changed $190,000 WNYREIS
• 2026-04-07 Price Changed $197,500 WNYREIS
• 2026-03-23 Listing Removed — WNYREIS
• 2026-03-23 Listed $199,000 WNYREIS
• 2026-02-23 Price Changed $199,990 WNYREIS
• 2026-02-16 Price Changed $199,999 WNYREIS
• 2026-02-03 Price Changed $224,999 WNYREIS
• 2026-01-21 Listed $249,999 WNYREIS
• 2015-06-11 Listing Removed — WNYREIS
• 2015-05-13 Listed $129,900 WNYREIS
• 2012-07-27 Sold (Public Records) $80,000 Public Records
• 2012-06-29 Sold (MLS) $80,000 WNYREIS
• 2012-04-10 Listed $94,900 WNYREIS

Property tax history

+4.0%/yr

Latest (2025): $6,316 · +8.0% YoY. Source: county tax records.