52 Woodward Ave · Springville, NY 14141

$199,900

4 bd · 2.0 ba · 2,100 sqft · MultiFamily public records · 26 Days on market

Built 1890 0.52 ac lot Est $160k · 25% over

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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).

• Cash flow +20.6/30.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This two family home in the Village has a great lot and large barn. Lower apt. has 2 bedrooms, large eat in kitchen with laundry hook ups, living room, storage room, 2 bdrsm and 1 bath. Upper has 2 bdrms, 1 bath, formal dining, kitchen, living room with laundry hook ups. Home has update electrical & some plumbing, roof on home 2003, garage roof 7 yrs. old. New sewer line in 2010. Landlord pays water/sewer. Tenants pay electric/gas. Separate utilities. Exterior needs painting/siding.

Key facts

• Expansive lot
• Community pool
• Carport

Tags

• 2 UNIT
• COMMUNITY POOL
• PRIVATE PATIO
• CARPORT
• EXPANSIVE LOT
• LARGE BARN

Property features AI

Finance

• Financial info: Two rental units with rents listed: one at $950 and one at $1,000; Tenants pay all utilities; Separate gas and electric meters for each unit (2 each); Operating expense details: see remarks

Exterior

• Parking: Detached carport; Two or more off-street parking spaces; 2-car garage (garage present with 2 spaces)
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Two-story multi-family property; Resale condition; Shingle roof
• Construction: Vinyl siding; PEX plumbing; Stone foundation; Existing (previously built)
• Exterior features: Covered porch

Interior

• Kitchen: Each unit includes dishwasher, oven/range, and refrigerator; Eat-in kitchen or dining area (varies by unit); Formal dining room in one unit
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Hardwood; Laminate; Luxury vinyl; Varies
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Heating available: electric and gas; Baseboard heating and space heaters
• Interior features: Natural woodwork; Hardwood, laminate, and luxury vinyl flooring (varies)
• Laundry & utility: Laundry in unit for both units; Washer hookup provided; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.2% in Springville — 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 76/100 on livability (#213 in NY, #3,281 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, commute F.
• Springville-Griffith Institute Central School District (town): math 47% / reading 52% proficiency, ranked #385 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 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

• It's been on market 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 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 $60k; list at $200k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 1.04% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $159,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Park St	0.27mi	4/2.5	2,244 (+7%)	6mo	$155,000	$69	69
77 Church St	0.30mi	4/3.0	1,968 (-6%)	6mo	$229,000	$116	67
125 Woodward Ave	0.14mi	4/2.0	1,932 (-8%)	20mo	$140,000	$72	64
41 Pearl St	0.23mi	5/3.0 (+1)	2,228 (+6%)	9mo	$170,000	$76	63

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-15,239
• Equity at exit: $29,806

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $8,904
• 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 14141

• Home prices YoY: -15.8%
• Active inventory: 39
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$248 /mo · $2,979/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $269

Break-even live

Break-even rent $1,747

Max offer price $199,900

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,088
Total (2 units)			$2,087

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 5 events

1. 2026-05-12
   status Pending
2. 2026-04-15
   listed $199,900 Active
3. 2012-07-10
   soldstatus $60,000 493-char remark

   Show marketing remark (493 chars)

   This two family home in the Village has a great lot and large barn. Lower apt. has 2 bedrooms, large eat in kitchen with laundry hook ups, living room, storage room, 2 bdrsm and 1 bath. Upper has 2 bdrms, 1 bath, formal dining, kitchen, living room with laundry hook ups. Home has update electrical & some plumbing, roof on home 2003, garage roof 7 yrs. old. New sewer line in 2010. Landlord pays water/sewer. Tenants pay electric/gas. Separate utilities. Exterior needs painting/siding.

4. 2012-07-10
   soldstatus $60,000

   Show marketing remark (493 chars)

   This two family home in the Village has a great lot and large barn. Lower apt. has 2 bedrooms, large eat in kitchen with laundry hook ups, living room, storage room, 2 bdrsm and 1 bath. Upper has 2 bdrms, 1 bath, formal dining, kitchen, living room with laundry hook ups. Home has update electrical & some plumbing, roof on home 2003, garage roof 7 yrs. old. New sewer line in 2010. Landlord pays water/sewer. Tenants pay electric/gas. Separate utilities. Exterior needs painting/siding.

5. 2012-01-28
   listed $69,900 493-char remark

   Show marketing remark (493 chars)

   This two family home in the Village has a great lot and large barn. Lower apt. has 2 bedrooms, large eat in kitchen with laundry hook ups, living room, storage room, 2 bdrsm and 1 bath. Upper has 2 bdrms, 1 bath, formal dining, kitchen, living room with laundry hook ups. Home has update electrical & some plumbing, roof on home 2003, garage roof 7 yrs. old. New sewer line in 2010. Landlord pays water/sewer. Tenants pay electric/gas. Separate utilities. Exterior needs painting/siding.

ⓘ 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: $2,979 · $248/mo
• Projected year-2 tax: $3,179 · $265/mo
• Expected delta: +$199/yr (+$17/mo · 6.7%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,044
• − Mortgage interest: −$11,198
• − Property taxes: −$2,979
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$5,815
• Taxable income: $45
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $3,215/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: Springville-Griffith Institute Central School District
• NCES district ID: 3612990
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 52% ▲ 7.00%
• Median HH income: $53,569
• Composite: 42.7/100
• National rank: #3170
• State rank: #385 of 590 in NY

Livability — Springville

• Score: 76/100
• State rank: #213
• US rank: #3281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springville, NY
• Population (ZIP): 7,624

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 19% Lithuanian 2% Slovak 2%
• Foreign-born: 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: ▼ -70.52%
• Current HPI: 374.6726
• 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

+186.0% since first listed

5 events — show timeline

• 2026-05-12 Pending — WNYREIS
• 2026-04-15 Listed $199,900 WNYREIS
• 2012-07-10 Sold (Public Records) $60,000 Public Records
• 2012-07-10 Sold (MLS) $60,000 WNYREIS
• 2012-01-28 Listed $69,900 WNYREIS

Property tax history

+0.9%/yr

Latest (2025): $2,979 · +4.4% YoY. Source: county tax records.