66 Harlan St · Depew, NY 14043

$199,900

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 6 Days on market

Built 1900 3,000 sqft lot $159/sqft · 24% below area Est $262k · 24% 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 +8.2/30.0
• Rent growth +3.9/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 1,254 sq ft single-family home featuring a large covered front porch and welcoming layout. The main floor offers a generous living room with high ceilings that flows into the dining room and kitchen. Enjoy making meals in the kitchen with so much counter space and additional cabinets for storage! Upstairs includes 3 bedrooms and a sizable full bathroom with a classic clawfoot tub. The main bedroom is located at the front of the home with a pretty bay window. This home is move-in ready with room to update and make it your own. Major improvements already completed include a full roof tear-off with 25-year asphalt shingles, new fascia and gutters (2014), new furnace (2018, serviced annually), replacement windows (2006), and storm door (2018). Basement was improved with drain tile and sump pump (2008), and the exterior was freshly painted in 2021. Partially fenced yard, with off-street parking in front or alongside the home. A great opportunity for buyers looking to customize and add value in a solid, well-maintained property!

Key facts

• 3,000 sq ft lot
• Built 1900
• Listed 6 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 2-story house; Existing construction; Asphalt roof; Shake siding; Poured foundation
• Construction: Built (existing); Shake siding construction; Asphalt roof; Poured foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas range; Gas oven; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Three bedrooms (all on the second floor)
• Flooring: Laminate; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Entrance foyer; Separate/formal living room; Separate/formal dining room; Country kitchen; Pantry; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (19.0% below list).
• Recommended offer: $162k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Rents rising fast (+5.8%/yr); 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $109k; list at $200k implies a 84% 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 $161,934 (19.0% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.81% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.04%
• DSCR: 0.82
• GRM: 10.3

CMA / ARV

• ARV (median comp): $261,809
• List price: $199,900
• Delta: -23.65%
• 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
145 Hinchey Ave	0.19mi	3/2.0	1,352 (+8%)	4mo	$240,000	$178	71
74 Grant St	0.47mi	3/2.0	1,239 (-1%)	1mo	$270,000	$218	71
21 Terrell St	0.12mi	3/1.5	1,404 (+12%)	7mo	$365,000	$260	67
846 Falcon Dr	0.18mi	3/2.0	1,380 (+10%)	8mo	$410,000	$297	64
26 Carter St	0.63mi	3/1.0	1,204 (-4%)	2mo	$307,000	$255	62
88 Colony St	0.60mi	3/2.0	1,248 (-0%)	6mo	$342,000	$274	62
27 Doehaven Cir	0.45mi	3/1.5	1,356 (+8%)	7mo	$375,000	$277	58
39 Asbury Pl	0.73mi	3/2.0	1,260 (+0%)	8mo	$260,000	$206	55
343 Olmstead Ave	0.19mi	4/2.0 (+1)	1,424 (+14%)	7mo	$201,400	$141	53
37 W Drullard Ave	0.48mi	3/1.5	1,421 (+13%)	4mo	$213,000	$150	50
57 Wyandotte St	0.65mi	3/1.5	1,389 (+11%)	5mo	$228,000	$164	46
59 Sturm St	0.74mi	3/2.0	1,404 (+12%)	4mo	$248,000	$177	39

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: -19.8%
• Equity multiple: 0.29×
• Total profit: $-39,719
• Equity at exit: $29,806

10-year hold

• IRR: -7.5%
• Equity multiple: 0.47×
• Total profit: $-29,746
• 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 14043

• Home prices YoY: -34.2%
• Rents YoY: 5.8%
• Active inventory: 124
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$336 /mo · $4,035/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-189

Break-even live

Break-even rent $1,858

Max offer price $166,594

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Sawyer Ave Unit 2 Depew, NY	2.0	1.0	1000	$1,350	$1.35	43d	1	0.48mi
Cowing St Lancaster, NY	3.0	1.0	1450	$1,400	$0.97	43d	1	0.56mi

Listing history 8 events

1. 2026-05-13
   status Pending 1658-char remark
2. 2026-05-12
   historical Active Under Contract 1658-char remark
3. 2026-05-07
   listed $199,900 Active 1658-char remark
4. 2025-11-26
   soldstatus $108,800
5. 2025-11-25
   soldstatus $108,800 Closed 1048-char remark

   Show marketing remark (1048 chars)

   Spacious 1,254 sq ft single-family home featuring a large covered front porch and welcoming layout. The main floor offers a generous living room with high ceilings that flows into the dining room and kitchen. Enjoy making meals in the kitchen with so much counter space and additional cabinets for storage! Upstairs includes 3 bedrooms and a sizable full bathroom with a classic clawfoot tub. The main bedroom is located at the front of the home with a pretty bay window. This home is move-in ready with room to update and make it your own. Major improvements already completed include a full roof tear-off with 25-year asphalt shingles, new fascia and gutters (2014), new furnace (2018, serviced annually), replacement windows (2006), and storm door (2018). Basement was improved with drain tile and sump pump (2008), and the exterior was freshly painted in 2021. Partially fenced yard, with off-street parking in front or alongside the home. A great opportunity for buyers looking to customize and add value in a solid, well-maintained property!

6. 2025-09-22
   status Pending 1048-char remark

   Show marketing remark (1048 chars)

   Spacious 1,254 sq ft single-family home featuring a large covered front porch and welcoming layout. The main floor offers a generous living room with high ceilings that flows into the dining room and kitchen. Enjoy making meals in the kitchen with so much counter space and additional cabinets for storage! Upstairs includes 3 bedrooms and a sizable full bathroom with a classic clawfoot tub. The main bedroom is located at the front of the home with a pretty bay window. This home is move-in ready with room to update and make it your own. Major improvements already completed include a full roof tear-off with 25-year asphalt shingles, new fascia and gutters (2014), new furnace (2018, serviced annually), replacement windows (2006), and storm door (2018). Basement was improved with drain tile and sump pump (2008), and the exterior was freshly painted in 2021. Partially fenced yard, with off-street parking in front or alongside the home. A great opportunity for buyers looking to customize and add value in a solid, well-maintained property!

7. 2025-09-15
   price $124,900 1048-char remark

   Show marketing remark (1048 chars)

   Spacious 1,254 sq ft single-family home featuring a large covered front porch and welcoming layout. The main floor offers a generous living room with high ceilings that flows into the dining room and kitchen. Enjoy making meals in the kitchen with so much counter space and additional cabinets for storage! Upstairs includes 3 bedrooms and a sizable full bathroom with a classic clawfoot tub. The main bedroom is located at the front of the home with a pretty bay window. This home is move-in ready with room to update and make it your own. Major improvements already completed include a full roof tear-off with 25-year asphalt shingles, new fascia and gutters (2014), new furnace (2018, serviced annually), replacement windows (2006), and storm door (2018). Basement was improved with drain tile and sump pump (2008), and the exterior was freshly painted in 2021. Partially fenced yard, with off-street parking in front or alongside the home. A great opportunity for buyers looking to customize and add value in a solid, well-maintained property!

8. 2025-07-29
   listed $129,900 Active 1048-char remark

   Show marketing remark (1048 chars)

   Spacious 1,254 sq ft single-family home featuring a large covered front porch and welcoming layout. The main floor offers a generous living room with high ceilings that flows into the dining room and kitchen. Enjoy making meals in the kitchen with so much counter space and additional cabinets for storage! Upstairs includes 3 bedrooms and a sizable full bathroom with a classic clawfoot tub. The main bedroom is located at the front of the home with a pretty bay window. This home is move-in ready with room to update and make it your own. Major improvements already completed include a full roof tear-off with 25-year asphalt shingles, new fascia and gutters (2014), new furnace (2018, serviced annually), replacement windows (2006), and storm door (2018). Basement was improved with drain tile and sump pump (2008), and the exterior was freshly painted in 2021. Partially fenced yard, with off-street parking in front or alongside the home. A great opportunity for buyers looking to customize and add value in a solid, well-maintained property!

ⓘ 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: $4,035 · $336/mo
• Projected year-2 tax: $4,035 · $336/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: $19,432
• − Mortgage interest: −$11,198
• − Property taxes: −$4,035
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$5,815
• Taxable loss: −$5,724
• Est. tax savings @ 24.0%: +$1,374
• After-tax cash flow: $-889/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

+53.9% since first listed

8 events — show timeline

• 2026-05-13 Pending — WNYREIS
• 2026-05-12 Contingent — WNYREIS
• 2026-05-07 Listed $199,900 WNYREIS
• 2025-11-26 Sold (Public Records) $108,800 Public Records
• 2025-11-25 Sold (MLS) $108,800 WNYREIS
• 2025-09-22 Pending — WNYREIS
• 2025-09-15 Price Changed $124,900 WNYREIS
• 2025-07-29 Listed $129,900 WNYREIS

Property tax history

+3.1%/yr

Latest (2025): $4,035 · +5.3% YoY. Source: county tax records.