71 Canisius Ct · Depew, NY 14043

$189,900

3 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 9 Days on market

Built 1956 6,098 sqft lot $157/sqft · 30% below area Est $271k · 30% 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 +7.2/30.0
• Rent growth +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready cape features a kitchen w/ a sliding glass door leading to a large deck. The "other" room on the 1st floor gives you flexibility as it was a bedroom converted back! The finished basement comes with a dry bar and stools, as well as a work bench, glass block windows, and washer and dryer. Fresh paint throughout, all new carpet upstairs, newer roof and furnace and great looking hardwood downstairs.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Approximately 2.5 garage spaces
• Utilities: Electricity connected; High-speed internet available; Public water connected; Sewer connected
• Home design: Single-story residence; Existing construction; Vinyl siding
• Construction: Shingle roof; Poured foundation
• Exterior features: Blacktop driveway; Deck; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions 55 x 107

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Appliances negotiable
• Bedrooms: One bedroom on the main level; Second-floor bedroom; Second-floor loft
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Pantry; Solid surface counters; Convertible bedroom
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (13.8% below list).
• Recommended offer: $144k (24.4% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.7% in Depew — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+5.8%/yr); 124 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $115k; list at $190k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,642 (24.4% 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 1956 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 9.7

CMA / ARV

• ARV (median comp): $271,168
• List price: $189,900
• Delta: -29.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Pamela Dr	0.37mi	3/1.0	1,168 (-3%)	3mo	$220,000	$188	74
128 University Ave	0.08mi	3/2.0	1,309 (+8%)	7mo	$260,000	$199	73
30 Bonita Dr	0.52mi	3/1.0	1,184 (-2%)	1mo	$242,000	$204	71
77 King Ave	0.56mi	3/1.0	1,152 (-5%)	2mo	$285,000	$247	65
291 Terrace Blvd	0.62mi	3/2.0	1,208 (-0%)	5mo	$315,000	$261	62
11 Claude Dr	0.54mi	3/1.0	1,092 (-10%)	2mo	$219,900	$201	57
46 Claude Dr	0.60mi	3/1.5	1,092 (-10%)	5mo	$230,000	$211	50
883 Sherwood Ct	0.51mi	2/2.5 (-1)	1,304 (+8%)	5mo	$252,000	$193	48
114 Norman Dr	0.70mi	3/2.0	1,092 (-10%)	1mo	$290,000	$266	46
96 Green Ter	0.73mi	3/1.0	1,080 (-11%)	3mo	$255,000	$236	46
23 Lackawanna Ave	0.71mi	3/2.0	1,112 (-8%)	5mo	$300,000	$270	45
114 Lincoln St	0.64mi	3/1.0	1,049 (-13%)	5mo	$245,000	$234	44

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 · 5.75% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.20×
• Total profit: $-42,622
• Equity at exit: $28,315

10-year hold

• IRR: -10.2%
• Equity multiple: 0.29×
• Total profit: $-37,675
• Equity at exit: $16,419

Cash invested: $53,172 (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 14043

• Home prices YoY: -34.2%
• Rents YoY: 5.8%
• Active inventory: 124
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$480 /mo · $5,763/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-262

Break-even live

Break-even rent $1,969

Max offer price $143,642

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5841 Transit Rd Unit 3 Depew, NY	2.0	1.0	750	$1,335	$1.78	3d	1	0.44mi
136 Sawyer Ave Unit 2 Depew, NY	2.0	1.0	1000	$1,350	$1.35	43d	1	1.25mi
Cowing St Lancaster, NY	3.0	1.0	1450	$1,400	$0.97	43d	1	1.29mi
6386 Transit Rd Depew, NY	1.0–2.0	1.0–2.0	1023	$2,397	$2.34	1d	62	1.45mi

Listing history 8 events

1. 2026-05-15
   status Pending 1097-char remark
2. 2026-05-06
   listed $189,900 Active 1097-char remark
3. 2016-12-23
   soldstatus $115,000 Closed Sale or Rented 422-char remark

   Show marketing remark (422 chars)

   Move in ready cape features a kitchen w/ a sliding glass door leading to a large deck. The "other" room on the 1st floor gives you flexibility as it was a bedroom converted back! The finished basement comes with a dry bar and stools, as well as a work bench, glass block windows, and washer and dryer. Fresh paint throughout, all new carpet upstairs, newer roof and furnace and great looking hardwood downstairs.

4. 2016-12-20
   soldstatus $115,000
5. 2016-10-17
   status Pending Sale 422-char remark

   Show marketing remark (422 chars)

   Move in ready cape features a kitchen w/ a sliding glass door leading to a large deck. The "other" room on the 1st floor gives you flexibility as it was a bedroom converted back! The finished basement comes with a dry bar and stools, as well as a work bench, glass block windows, and washer and dryer. Fresh paint throughout, all new carpet upstairs, newer roof and furnace and great looking hardwood downstairs.

6. 2016-10-03
   price $115,000 422-char remark

   Show marketing remark (422 chars)

   Move in ready cape features a kitchen w/ a sliding glass door leading to a large deck. The "other" room on the 1st floor gives you flexibility as it was a bedroom converted back! The finished basement comes with a dry bar and stools, as well as a work bench, glass block windows, and washer and dryer. Fresh paint throughout, all new carpet upstairs, newer roof and furnace and great looking hardwood downstairs.

7. 2016-10-03
   historical Continue to Show- Under Contract 422-char remark

   Show marketing remark (422 chars)

   Move in ready cape features a kitchen w/ a sliding glass door leading to a large deck. The "other" room on the 1st floor gives you flexibility as it was a bedroom converted back! The finished basement comes with a dry bar and stools, as well as a work bench, glass block windows, and washer and dryer. Fresh paint throughout, all new carpet upstairs, newer roof and furnace and great looking hardwood downstairs.

8. 2016-09-12
   listed $109,900 Active 422-char remark

   Show marketing remark (422 chars)

   Move in ready cape features a kitchen w/ a sliding glass door leading to a large deck. The "other" room on the 1st floor gives you flexibility as it was a bedroom converted back! The finished basement comes with a dry bar and stools, as well as a work bench, glass block windows, and washer and dryer. Fresh paint throughout, all new carpet upstairs, newer roof and furnace and great looking hardwood downstairs.

ⓘ 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: $5,763 · $480/mo
• Projected year-2 tax: $5,763 · $480/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: $19,646
• − Mortgage interest: −$10,637
• − Property taxes: −$5,763
• − Insurance: −$950
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$5,524
• Taxable loss: −$6,371
• Est. tax savings @ 24.0%: +$1,529
• After-tax cash flow: $-1,613/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): 25,098
• Household income: $74,112
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 854.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 3% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 30% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Arabic 3% Russian/Polish/Slavic 2% Spanish 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: ▼ -152.13%
• Current HPI: 292.1082
• Rent YoY: ▲ 5.75%
• 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

+72.8% since first listed

8 events — show timeline

• 2026-05-15 Pending — WNYREIS
• 2026-05-06 Listed $189,900 WNYREIS
• 2016-12-23 Sold (MLS) $115,000 WNYREIS
• 2016-12-20 Sold (Public Records) $115,000 Public Records
• 2016-10-17 Pending — WNYREIS
• 2016-10-03 Price Changed $115,000 WNYREIS
• 2016-10-03 Contingent — WNYREIS
• 2016-09-12 Listed $109,900 WNYREIS

Property tax history

+9.3%/yr

Latest (2025): $5,763 · +4.0% YoY. Source: county tax records.