1340 Maple Rd #8 · Williamsville, NY 14221

$187,900

2 bd · 1.5 ba · 1,160 sqft · Condo public records · 50 Days on market

Built 1968 $162/sqft · at area comps Est $188k · at est. $408/mo HOA · 18% of rent

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Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +7.4/15.0
• 1% rule +7.2/10.0
• Schools +6.3/10.0
• DSCR +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your chance to own this beautiful updated Upper condo unit in the desired Oakbrook community. This condo is move in ready with new carpet throughout unit, fresh neutral paint, new bathroom vanities and flooring, updated kitchen with painted cabinets and new floor and sink. 2 large bedrooms, 1.5 baths, and plenty of closet space including a large walk-in closet in the main bedroom. Possibility to add laundry to large closet in hallway (with HOA approval). Enjoy the community tennis courts, pool and clubhouse. Great Location near shopping, hospital, and parks. Williamsville schools. Must see! Don't miss out! Sorry, no pets and no rentals.

Key facts

• New carpet
• Community pool
• Community clubhouse

Tags

• UPDATED KITCHEN
• NEW BATHROOM VANITIES
• NEW CARPET
• COMMUNITY TENNIS COURTS
• COMMUNITY POOL
• COMMUNITY CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $188k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $182k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.5% in Williamsville — 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 84/100 on livability (#44 in NY, #693 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+.
• Williamsville Central School District (suburban): math 64% / reading 77% proficiency, ranked #114 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.0%/yr); 334 active listings in the ZIP; 6 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).

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 50 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $160k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $182,263 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 6.8

CMA / ARV

• ARV (median comp): $187,571
• List price: $187,900
• Delta: 0.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.70×
• Total profit: $-15,712
• Equity at exit: $28,017

10-year hold

• IRR: 4.7%
• Equity multiple: 1.38×
• Total profit: $20,149
• Equity at exit: $16,246

Cash invested: $52,612 (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 14221

• Rents YoY: 5.0%
• Active inventory: 334
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$985
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$78
• HOA: −$408
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $153

Break-even live

Break-even rent $2,101

Max offer price $187,900

Occupancy floor 88%

Sensitivity live

Price	-10% $259	-5% $206	+0% $153	+5% $100	+10% $47
Rent	-10% $-28	-5% $62	+0% $153	+5% $244	+10% $334
Rate	-1.0pp $248	-0.5pp $201	base $153	+0.5pp $104	+1.0pp $55

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: $46,975
• Closing costs: $5,637
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Segsbury Rd Buffalo, NY	3.0	2.0	1488	$2,950	$1.98	24d	1	0.31mi
540 Mill St Buffalo, NY	3.0	1.5	1300	$2,095	$1.61	2d	1	0.97mi
990 Hopkins Rd Unit G Buffalo, NY	2.0	2.0	1100	$2,200	$2.00	12d	1	0.98mi
1325 N Forest Rd Buffalo, NY	1.0–3.0	1.0	870	$1,748	$2.01	2d	9	1.09mi
23 Northwood Dr Buffalo, NY	1.0–2.0	1.0–2.0	800	$2,145	$2.68	2d	1	1.37mi
255 Evans St Williamsville, NY	1.0–2.0	1.0–2.0	975	$2,350	$2.41	2d	13	1.38mi

HOA detail condo

• Monthly dues: $408 · $4,896/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-10
   status Pending 652-char remark

   Show marketing remark (652 chars)

   Here is your chance to own this beautiful updated Upper condo unit in the desired Oakbrook community. This condo is move in ready with new carpet throughout unit, fresh neutral paint, new bathroom vanities and flooring, updated kitchen with painted cabinets and new floor and sink. 2 large bedrooms, 1.5 baths, and plenty of closet space including a large walk-in closet in the main bedroom. Possibility to add laundry to large closet in hallway (with HOA approval). Enjoy the community tennis courts, pool and clubhouse. Great Location near shopping, hospital, and parks. Williamsville schools. Must see! Don't miss out! Sorry, no pets and no rentals.

2. 2026-04-27
   price $187,900 652-char remark

   Show marketing remark (652 chars)

   Here is your chance to own this beautiful updated Upper condo unit in the desired Oakbrook community. This condo is move in ready with new carpet throughout unit, fresh neutral paint, new bathroom vanities and flooring, updated kitchen with painted cabinets and new floor and sink. 2 large bedrooms, 1.5 baths, and plenty of closet space including a large walk-in closet in the main bedroom. Possibility to add laundry to large closet in hallway (with HOA approval). Enjoy the community tennis courts, pool and clubhouse. Great Location near shopping, hospital, and parks. Williamsville schools. Must see! Don't miss out! Sorry, no pets and no rentals.

3. 2026-03-27
   price $189,900 652-char remark

   Show marketing remark (652 chars)

   Here is your chance to own this beautiful updated Upper condo unit in the desired Oakbrook community. This condo is move in ready with new carpet throughout unit, fresh neutral paint, new bathroom vanities and flooring, updated kitchen with painted cabinets and new floor and sink. 2 large bedrooms, 1.5 baths, and plenty of closet space including a large walk-in closet in the main bedroom. Possibility to add laundry to large closet in hallway (with HOA approval). Enjoy the community tennis courts, pool and clubhouse. Great Location near shopping, hospital, and parks. Williamsville schools. Must see! Don't miss out! Sorry, no pets and no rentals.

4. 2026-03-21
   listed $192,900 Active 652-char remark

   Show marketing remark (652 chars)

   Here is your chance to own this beautiful updated Upper condo unit in the desired Oakbrook community. This condo is move in ready with new carpet throughout unit, fresh neutral paint, new bathroom vanities and flooring, updated kitchen with painted cabinets and new floor and sink. 2 large bedrooms, 1.5 baths, and plenty of closet space including a large walk-in closet in the main bedroom. Possibility to add laundry to large closet in hallway (with HOA approval). Enjoy the community tennis courts, pool and clubhouse. Great Location near shopping, hospital, and parks. Williamsville schools. Must see! Don't miss out! Sorry, no pets and no rentals.

5. 2022-07-01
   soldstatus $160,000
6. 2017-12-29
   soldstatus $97,000 Closed Sale or Rented 323-char remark

   Show marketing remark (323 chars)

   SPACIOUS 2 BEDROOM/1.5 BATH 2ND FLOOR OAKBROOK CONDO IN EXCELENT CONDITION-NEW WINDOWS 2015-NEW CARPETING IN 2015-2 WALK IN CLOSETS-UPDATED FURNACE AND A/C-THERE IS A HUGE CLOSET THAT CAN BE CHANGED TO A FIRST FLOOR IN UNIT LAUNDRY --VERY NICE COMMUNITY INGROUND POOL /TENNIS COURTS AND CLUB HOUSE TO USE-SHOWS EXCELLENT!

7. 2017-12-20
   soldstatus $97,000
8. 2017-11-17
   status Pending Sale 323-char remark

   Show marketing remark (323 chars)

   SPACIOUS 2 BEDROOM/1.5 BATH 2ND FLOOR OAKBROOK CONDO IN EXCELENT CONDITION-NEW WINDOWS 2015-NEW CARPETING IN 2015-2 WALK IN CLOSETS-UPDATED FURNACE AND A/C-THERE IS A HUGE CLOSET THAT CAN BE CHANGED TO A FIRST FLOOR IN UNIT LAUNDRY --VERY NICE COMMUNITY INGROUND POOL /TENNIS COURTS AND CLUB HOUSE TO USE-SHOWS EXCELLENT!

9. 2017-11-15
   status Under Contract- Do Not Show 323-char remark

   Show marketing remark (323 chars)

   SPACIOUS 2 BEDROOM/1.5 BATH 2ND FLOOR OAKBROOK CONDO IN EXCELENT CONDITION-NEW WINDOWS 2015-NEW CARPETING IN 2015-2 WALK IN CLOSETS-UPDATED FURNACE AND A/C-THERE IS A HUGE CLOSET THAT CAN BE CHANGED TO A FIRST FLOOR IN UNIT LAUNDRY --VERY NICE COMMUNITY INGROUND POOL /TENNIS COURTS AND CLUB HOUSE TO USE-SHOWS EXCELLENT!

10. 2017-10-28
    price $99,900 323-char remark

    Show marketing remark (323 chars)

    SPACIOUS 2 BEDROOM/1.5 BATH 2ND FLOOR OAKBROOK CONDO IN EXCELENT CONDITION-NEW WINDOWS 2015-NEW CARPETING IN 2015-2 WALK IN CLOSETS-UPDATED FURNACE AND A/C-THERE IS A HUGE CLOSET THAT CAN BE CHANGED TO A FIRST FLOOR IN UNIT LAUNDRY --VERY NICE COMMUNITY INGROUND POOL /TENNIS COURTS AND CLUB HOUSE TO USE-SHOWS EXCELLENT!

11. 2017-10-27
    price $102,900 323-char remark

    Show marketing remark (323 chars)

    SPACIOUS 2 BEDROOM/1.5 BATH 2ND FLOOR OAKBROOK CONDO IN EXCELENT CONDITION-NEW WINDOWS 2015-NEW CARPETING IN 2015-2 WALK IN CLOSETS-UPDATED FURNACE AND A/C-THERE IS A HUGE CLOSET THAT CAN BE CHANGED TO A FIRST FLOOR IN UNIT LAUNDRY --VERY NICE COMMUNITY INGROUND POOL /TENNIS COURTS AND CLUB HOUSE TO USE-SHOWS EXCELLENT!

12. 2017-10-06
    status Active 323-char remark

    Show marketing remark (323 chars)

    SPACIOUS 2 BEDROOM/1.5 BATH 2ND FLOOR OAKBROOK CONDO IN EXCELENT CONDITION-NEW WINDOWS 2015-NEW CARPETING IN 2015-2 WALK IN CLOSETS-UPDATED FURNACE AND A/C-THERE IS A HUGE CLOSET THAT CAN BE CHANGED TO A FIRST FLOOR IN UNIT LAUNDRY --VERY NICE COMMUNITY INGROUND POOL /TENNIS COURTS AND CLUB HOUSE TO USE-SHOWS EXCELLENT!

13. 2017-10-02
    status Under Contract- Do Not Show 323-char remark

    Show marketing remark (323 chars)

    SPACIOUS 2 BEDROOM/1.5 BATH 2ND FLOOR OAKBROOK CONDO IN EXCELENT CONDITION-NEW WINDOWS 2015-NEW CARPETING IN 2015-2 WALK IN CLOSETS-UPDATED FURNACE AND A/C-THERE IS A HUGE CLOSET THAT CAN BE CHANGED TO A FIRST FLOOR IN UNIT LAUNDRY --VERY NICE COMMUNITY INGROUND POOL /TENNIS COURTS AND CLUB HOUSE TO USE-SHOWS EXCELLENT!

14. 2017-09-19
    listed $109,900 Active 323-char remark

    Show marketing remark (323 chars)

    SPACIOUS 2 BEDROOM/1.5 BATH 2ND FLOOR OAKBROOK CONDO IN EXCELENT CONDITION-NEW WINDOWS 2015-NEW CARPETING IN 2015-2 WALK IN CLOSETS-UPDATED FURNACE AND A/C-THERE IS A HUGE CLOSET THAT CAN BE CHANGED TO A FIRST FLOOR IN UNIT LAUNDRY --VERY NICE COMMUNITY INGROUND POOL /TENNIS COURTS AND CLUB HOUSE TO USE-SHOWS EXCELLENT!

15. 2003-10-14
    soldstatus $64,200
16. 1994-10-27
    soldstatus $65,000

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,716 · $226/mo
• Expected delta: +$460/yr (+$38/mo · 20.4%)

ⓘ 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,535
• − Mortgage interest: −$10,525
• − Property taxes: −$2,256
• − Insurance: −$940
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$4,896
• − Depreciation: −$5,466
• Taxable loss: −$954
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $2,065/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: Williamsville Central School District
• NCES district ID: 3631470
• Math proficiency: 64% ▼ -14.00%
• Reading proficiency: 77% ▲ 6.00%
• Median HH income: $79,907
• Composite: 62.59/100
• National rank: #678
• State rank: #114 of 590 in NY

Livability — Williamsville

• Score: 84/100
• State rank: #44
• US rank: #693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• City population: 55,255
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 55,255
• Household income: $101,615
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1956.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 15% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Other Asian/Pacific 2% Spanish 2%

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: ▼ -301.37%
• Current HPI: 322.6947
• Rent YoY: ▲ 5.01%
• 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

+189.1% since first listed

16 events — show timeline

• 2026-05-10 Pending — WNYREIS
• 2026-04-27 Price Changed $187,900 WNYREIS
• 2026-03-27 Price Changed $189,900 WNYREIS
• 2026-03-21 Listed $192,900 WNYREIS
• 2022-07-01 Sold (Public Records) $160,000 Public Records
• 2017-12-29 Sold (MLS) $97,000 WNYREIS
• 2017-12-20 Sold (Public Records) $97,000 Public Records
• 2017-11-17 Pending — WNYREIS
• 2017-11-15 Pending — WNYREIS
• 2017-10-28 Price Changed $99,900 WNYREIS
• 2017-10-27 Price Changed $102,900 WNYREIS
• 2017-10-06 Relisted — WNYREIS
• 2017-10-02 Pending — WNYREIS
• 2017-09-19 Listed $109,900 WNYREIS
• 2003-10-14 Sold (Public Records) $64,200 Public Records
• 1994-10-27 Sold (Public Records) $65,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,256 · +1.8% YoY. Source: county tax records.