114 Westcliff Dr · West Seneca, NY 14224

$190,000

4 bd · 2.0 ba · 1,618 sqft · SingleFamily public records · 9 Days on market

Built 1948 0.37 ac lot $117/sqft · 42% below area Est $330k · 42% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid as a Brick!! This Brick Cape Cod with 4 bedrooms and 2 Full Baths has so much potential. Definitely could use some TLC and is priced accordingly. Even just some fresh paint and new flooring will make a difference. The 1st flr bath has been updated with a walk-in shower and the tiles in the 2nd flr bath are in great condition, very unique, not necessarily a gut job. Plenty of storage in the kitchen with an eating area and built-in hutch and a good size living room. The most unique thing is the secondary wood burning furnace in the walk out basement. There is kindling and some wood being left in bsmnt to get you started. Will save you money on your gas bill. Most windows have been replaced. The Garage is huge (2.5 Tandem) High ceiling with storage above and a small workshop in the back. A 27x8 enclosed Patio off the garage. There is a private drain system in backyard, manhole size cover currently under the Ice. Please DO NOT walk back there until temperatures warm enough to melt. Come see the potential for yourself!! Showings begin immediately, Delayed Negotiations until Thursday January 20th Offers due by 3 pm.

Key facts

• Bright living area
• Undermount lighting
• Pot filler

Tags

• HARDWOOD FLOORS
• BRIGHT LIVING AREA
• BUILT-IN STORAGE
• KITCHEN WITH ISLAND
• UNDERMOUNT LIGHTING
• POT FILLER

Property features AI

Exterior

• Parking: Detached garage with electricity; Garage includes storage and workshop space; Approximately 2.5 garage spaces
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; High-speed internet available
• Home design: One-story brick home; Shingle roof; Poured foundation; Existing (resale) property
• Construction: Brick construction; Shingle roof; Poured foundation; Built (existing)
• Exterior features: Concrete driveway; Rectangular residential lot (approx. 70 x 231)

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Varies
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Main-level primary bedroom; Bedroom on main level; Full walk-out basement with sump pump
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $9 ($108/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 6.3% 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 $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.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.02% ✓
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 8.2

CMA / ARV

• ARV (median comp): $330,373
• List price: $190,000
• Delta: -42.49%
• 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
500 Center Rd	0.37mi	4/2.5	1,623 (+0%)	3mo	$320,000	$197	78
77 Norwood Dr	0.44mi	4/2.0	1,632 (+1%)	1mo	$290,000	$178	77
123 Cloverside Dr	0.31mi	4/1.0	1,578 (-2%)	6mo	$303,000	$192	73
61 Norwood Dr	0.40mi	3/1.0 (-1)	1,596 (-1%)	2mo	$279,000	$175	69
89 Woodlane Dr	0.34mi	3/1.5 (-1)	1,538 (-5%)	3mo	$230,000	$150	66
62 Warren Ave	0.45mi	4/2.0	1,500 (-7%)	4mo	$285,000	$190	64
106 Singer Dr	0.50mi	3/2.0 (-1)	1,662 (+3%)	8mo	$300,000	$181	60
108 Fremont Ave	0.38mi	3/1.0 (-1)	1,533 (-5%)	6mo	$215,000	$140	60
26 Warren Ave	0.44mi	3/2.0 (-1)	1,415 (-12%)	5mo	$328,000	$232	49
211 Ansley Ct	0.42mi	3/1.0 (-1)	1,399 (-14%)	6mo	$307,000	$219	44
3663 Seneca St	0.62mi	3/1.5 (-1)	1,761 (+9%)	6mo	$150,000	$85	44
61 Centerview Dr	0.46mi	3/1.0 (-1)	1,400 (-14%)	7mo	$250,000	$179	41

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-30,061
• Equity at exit: $28,330

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-24,812
• Equity at exit: $16,428

Cash invested: $53,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$441 /mo · $5,298/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $9

Break-even live

Break-even rent $1,920

Max offer price $190,000

Occupancy floor 95%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-14
   status Pending 944-char remark
2. 2026-05-06
   historical
3. 2026-05-05
   historical
4. 2026-05-05
   listed $190,000 Active 944-char remark
5. 2026-02-07
   historical
6. 2026-02-07
   historical
7. 2026-02-07
   historical
8. 2026-01-30
   historical Active Under Contract
9. 2026-01-26
   status Active
10. 2026-01-20
    historical Active Under Contract
11. 2026-01-16
    status Active
12. 2026-01-06
    historical Active Under Contract
13. 2026-01-02
    price $225,000
14. 2025-11-25
    price $240,000
15. 2025-11-12
    listed $249,900 Active
16. 2022-04-11
    soldstatus $170,300
17. 2022-04-11
    soldstatus $170,300
18. 2022-04-08
    soldstatus $170,300 Closed Sale or Rented

    Show marketing remark (1133 chars)

    Solid as a Brick!! This Brick Cape Cod with 4 bedrooms and 2 Full Baths has so much potential. Definitely could use some TLC and is priced accordingly. Even just some fresh paint and new flooring will make a difference. The 1st flr bath has been updated with a walk-in shower and the tiles in the 2nd flr bath are in great condition, very unique, not necessarily a gut job. Plenty of storage in the kitchen with an eating area and built-in hutch and a good size living room. The most unique thing is the secondary wood burning furnace in the walk out basement. There is kindling and some wood being left in bsmnt to get you started. Will save you money on your gas bill. Most windows have been replaced. The Garage is huge (2.5 Tandem) High ceiling with storage above and a small workshop in the back. A 27x8 enclosed Patio off the garage. There is a private drain system in backyard, manhole size cover currently under the Ice. Please DO NOT walk back there until temperatures warm enough to melt. Come see the potential for yourself!! Showings begin immediately, Delayed Negotiations until Thursday January 20th Offers due by 3 pm.

19. 2022-01-21
    status Pending Sale

    Show marketing remark (1133 chars)

    Solid as a Brick!! This Brick Cape Cod with 4 bedrooms and 2 Full Baths has so much potential. Definitely could use some TLC and is priced accordingly. Even just some fresh paint and new flooring will make a difference. The 1st flr bath has been updated with a walk-in shower and the tiles in the 2nd flr bath are in great condition, very unique, not necessarily a gut job. Plenty of storage in the kitchen with an eating area and built-in hutch and a good size living room. The most unique thing is the secondary wood burning furnace in the walk out basement. There is kindling and some wood being left in bsmnt to get you started. Will save you money on your gas bill. Most windows have been replaced. The Garage is huge (2.5 Tandem) High ceiling with storage above and a small workshop in the back. A 27x8 enclosed Patio off the garage. There is a private drain system in backyard, manhole size cover currently under the Ice. Please DO NOT walk back there until temperatures warm enough to melt. Come see the potential for yourself!! Showings begin immediately, Delayed Negotiations until Thursday January 20th Offers due by 3 pm.

20. 2022-01-14
    listed $149,900 Active

    Show marketing remark (1133 chars)

    Solid as a Brick!! This Brick Cape Cod with 4 bedrooms and 2 Full Baths has so much potential. Definitely could use some TLC and is priced accordingly. Even just some fresh paint and new flooring will make a difference. The 1st flr bath has been updated with a walk-in shower and the tiles in the 2nd flr bath are in great condition, very unique, not necessarily a gut job. Plenty of storage in the kitchen with an eating area and built-in hutch and a good size living room. The most unique thing is the secondary wood burning furnace in the walk out basement. There is kindling and some wood being left in bsmnt to get you started. Will save you money on your gas bill. Most windows have been replaced. The Garage is huge (2.5 Tandem) High ceiling with storage above and a small workshop in the back. A 27x8 enclosed Patio off the garage. There is a private drain system in backyard, manhole size cover currently under the Ice. Please DO NOT walk back there until temperatures warm enough to melt. Come see the potential for yourself!! Showings begin immediately, Delayed Negotiations until Thursday January 20th Offers due by 3 pm.

ⓘ 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: $5,298 · $441/mo
• Projected year-2 tax: $5,298 · $441/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 5/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $23,180
• − Mortgage interest: −$10,643
• − Property taxes: −$5,298
• − Insurance: −$950
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$5,527
• Taxable loss: −$2,947
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $815/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

+26.8% since first listed

20 events — show timeline

• 2026-05-14 Pending — WNYREIS
• 2026-05-06 Listing Removed — WNYREIS
• 2026-05-05 Listing Removed — WNYREIS
• 2026-05-05 Listed $190,000 WNYREIS
• 2026-02-07 Listing Removed — WNYREIS
• 2026-02-07 Listing Removed — WNYREIS
• 2026-02-07 Listing Removed — WNYREIS
• 2026-01-30 Contingent — WNYREIS
• 2026-01-26 Relisted — WNYREIS
• 2026-01-20 Contingent — WNYREIS
• 2026-01-16 Relisted — WNYREIS
• 2026-01-06 Contingent — WNYREIS
• 2026-01-02 Price Changed $225,000 WNYREIS
• 2025-11-25 Price Changed $240,000 WNYREIS
• 2025-11-12 Listed $249,900 WNYREIS
• 2022-04-11 Sold (Public Records) $170,300 Public Records
• 2022-04-11 Sold (Public Records) $170,300 Public Records
• 2022-04-08 Sold (MLS) $170,300 WNYREIS
• 2022-01-21 Pending — WNYREIS
• 2022-01-14 Listed $149,900 WNYREIS

Property tax history

+4.4%/yr

Latest (2025): $5,298 · -0.1% YoY. Source: county tax records.