155 Fieldcrest Ct · West Seneca, NY 14224

$264,900

4 bd · 2.0 ba · 1,712 sqft · MultiFamily public records · 7 Days on market

Built 1955 8,970 sqft lot Est $231k · 15% over

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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 +23.5/30.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• 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

Back on the Market!!! 2 Family home located in the Fisher Ct. The lower unit unit has 2 bedrooms, 1 bath, large kitchen and a "L" shaped living room dining room combo. The Upper unit has 1 bedroom, eat in Kitchen, living room and an extra small room perfect as a den/closet/craft room. Breezeway connects home to garage. Fenced yard with inground pool. ALL SHOWINGS NEED 48 HR. NOTICE!!

Key facts

• 8,970 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Financial info: Owner pays water; Rent includes water; Operating expenses include maintenance, snow removal, and water/sewer

Exterior

• Parking: Detached or attached 2-car garage (concrete) with garage door opener; Two or more parking spaces
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2 stories; Brick construction; Asphalt roof; Poured foundation; Resale property; City street frontage; Rectangular residential lot (approx. 0.206 acres, 65 x 138)
• Construction: Brick construction; Asphalt roof; Poured foundation; Built existing (year built details: existing)
• Exterior features: In-ground pool; Covered porch; Fully fenced yard

Interior

• Kitchen: Unit 1: Oven/range and refrigerator; Unit 2: Oven/range, refrigerator, dishwasher
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varied flooring types
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas heating with forced air and wall furnace; Central air conditioning
• Interior features: Full basement
• Laundry & utility: Unit 2 includes washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 8.5% vs local median 3.7% in West Seneca — 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 79/100 on livability (#130 in NY, #2,089 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: amenities D, commute F.
• West Seneca Central School District (suburban): math 49% / reading 55% proficiency, ranked #336 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 201 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $143k; list at $265k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $264,900

Questions for the listing agent

1. Built in 1955 — 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. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $231,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1954 Abbott Rd	0.72mi	4/3.0	1,738 (+2%)	19mo	$235,000	$135	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-11,376
• Equity at exit: $39,497

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $31,163
• Equity at exit: $22,904

Cash invested: $74,172 (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 14224

• Active inventory: 201
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,172 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$513 /mo · $6,162/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $493

Break-even live

Break-even rent $2,548

Max offer price $264,900

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,604
1× unit	1	1	$1,568
Total (2 units)			$3,172

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-14
   status Pending
2. 2026-04-07
   listed $264,900 Active
3. 2020-06-15
   soldstatus $143,000
4. 2020-06-05
   soldstatus $140,000 Closed Sale or Rented 397-char remark

   Show marketing remark (397 chars)

   Back on the Market!!! 2 Family home located in the Fisher Ct. The lower unit unit has 2 bedrooms, 1 bath, large kitchen and a "L" shaped living room dining room combo. The Upper unit has 1 bedroom, eat in Kitchen, living room and an extra small room perfect as a den/closet/craft room. Breezeway connects home to garage. Fenced yard with inground pool. ALL SHOWINGS NEED 48 HR. NOTICE!!

5. 2020-05-13
   status Pending Sale 397-char remark

   Show marketing remark (397 chars)

   Back on the Market!!! 2 Family home located in the Fisher Ct. The lower unit unit has 2 bedrooms, 1 bath, large kitchen and a "L" shaped living room dining room combo. The Upper unit has 1 bedroom, eat in Kitchen, living room and an extra small room perfect as a den/closet/craft room. Breezeway connects home to garage. Fenced yard with inground pool. ALL SHOWINGS NEED 48 HR. NOTICE!!

6. 2020-01-31
   status Under Contract- Do Not Show 397-char remark

   Show marketing remark (397 chars)

   Back on the Market!!! 2 Family home located in the Fisher Ct. The lower unit unit has 2 bedrooms, 1 bath, large kitchen and a "L" shaped living room dining room combo. The Upper unit has 1 bedroom, eat in Kitchen, living room and an extra small room perfect as a den/closet/craft room. Breezeway connects home to garage. Fenced yard with inground pool. ALL SHOWINGS NEED 48 HR. NOTICE!!

7. 2020-01-27
   listed $139,900 Active 397-char remark

   Show marketing remark (397 chars)

   Back on the Market!!! 2 Family home located in the Fisher Ct. The lower unit unit has 2 bedrooms, 1 bath, large kitchen and a "L" shaped living room dining room combo. The Upper unit has 1 bedroom, eat in Kitchen, living room and an extra small room perfect as a den/closet/craft room. Breezeway connects home to garage. Fenced yard with inground pool. ALL SHOWINGS NEED 48 HR. NOTICE!!

8. 2019-11-25
   status Under Contract- Do Not Show
9. 2019-11-25
   historical
10. 2019-09-26
    listed $172,900 Active

ⓘ 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: $6,162 · $513/mo
• Projected year-2 tax: $6,162 · $513/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 ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,064
• − Mortgage interest: −$14,839
• − Property taxes: −$6,162
• − Insurance: −$1,324
• − Repairs & maintenance: −$3,045
• − Management: −$3,045
• − Depreciation: −$7,706
• Taxable income: $1,943
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $5,448/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: West Seneca Central School District
• NCES district ID: 3630780
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $54,231
• Composite: 44.83/100
• National rank: #2735
• State rank: #336 of 590 in NY

Livability — West Seneca

• Score: 79/100
• State rank: #130
• US rank: #2089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Seneca, NY
• City population: 41,101
• Population (ZIP): 41,101

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 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 22% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -211.03%
• Current HPI: 303.7523
• 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

+53.2% since first listed

10 events — show timeline

• 2026-04-14 Pending — WNYREIS
• 2026-04-07 Listed $264,900 WNYREIS
• 2020-06-15 Sold (Public Records) $143,000 Public Records
• 2020-06-05 Sold (MLS) $140,000 WNYREIS
• 2020-05-13 Pending — WNYREIS
• 2020-01-31 Pending — WNYREIS
• 2020-01-27 Listed $139,900 WNYREIS
• 2019-11-25 Pending — WNYREIS
• 2019-11-25 Listing Removed — WNYREIS
• 2019-09-26 Listed $172,900 WNYREIS

Property tax history

+4.7%/yr

Latest (2025): $6,162 · +0.7% YoY. Source: county tax records.