550 Emerson Dr · Eggertsville, NY 14226

$179,900

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 11 Days on market

Built 1938 4,800 sqft lot $178/sqft · 33% below area Est $268k · 33% under

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Why this score? — see what drove the B 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.6/10.0
• Rent growth +4.8/5.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Dreams Made Real! This is your starter house that needs your TLC to move in.

Key facts

• Practical layout
• First-floor bathroom
• Newer full bathroom

Tags

• NEWLY REMODELED KITCHEN
• NEWER FULL BATHROOM
• FIRST-FLOOR BATHROOM
• UPDATED FLOORING
• PRACTICAL LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story; Resale property; Rectangular lot; City street frontage
• Construction: Block foundation; Block and concrete construction; Copper plumbing
• Exterior features: Blacktop driveway; Partial fence; Fence; Open porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl; Tile; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Radiator heating
• Interior features: Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.8% vs local median 4.5% in Eggertsville — 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 85/100 on livability (#34 in NY, #534 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, amenities C-.
• Sweet Home Central School District (suburban): math 46% / reading 59% proficiency, ranked #342 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.0%/yr); 143 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $140k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1938 — 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 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: 1.16% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

• ARV (median comp): $267,665
• List price: $179,900
• Delta: -32.79%
• 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
630 Emerson Dr	0.15mi	3/1.5	1,033 (+2%)	1mo	$302,500	$293	88
16 Woodcrest Dr	0.25mi	3/1.0	983 (-2%)	1mo	$238,550	$243	82
170 Hillcrest Dr	0.14mi	2/1.0 (-1)	952 (-6%)	0mo	$185,000	$194	77
80 Hilton Blvd	0.17mi	3/1.0	1,099 (+9%)	10mo	$300,000	$273	67
364 Homecrest Dr	0.30mi	3/1.0	960 (-5%)	13mo	$220,000	$229	66
78 Hillcrest Dr	0.06mi	4/1.0 (+1)	1,092 (+8%)	13mo	$242,000	$222	66
19 Manser Dr	0.22mi	4/1.0 (+1)	1,051 (+4%)	14mo	$197,000	$187	64
39 Hartford Rd	0.55mi	3/1.0	1,060 (+5%)	1mo	$265,000	$250	63
44 Glenhurst Rd	0.68mi	3/1.0	1,062 (+5%)	12mo	$225,000	$212	47
1871 Eggert Rd	0.65mi	3/1.0	1,100 (+9%)	9mo	$230,000	$209	45
528 Sweet Home Rd	0.63mi	2/1.0 (-1)	896 (-11%)	5mo	$176,000	$196	41
41 Treadwell Rd	0.59mi	2/2.0 (-1)	1,130 (+12%)	14mo	$285,000	$252	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $5,487
• Equity at exit: $26,824

10-year hold

• IRR: 16.7%
• Equity multiple: 2.70×
• Total profit: $85,592
• Equity at exit: $15,554

Cash invested: $50,372 (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 14226

• Rents YoY: 9.0%
• Active inventory: 143
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$943
• Tax from tax record: −$264 /mo · $3,163/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $370

Break-even live

Break-even rent $1,623

Max offer price $179,900

Occupancy floor 77%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Woodcrest Dr Amherst, NY	3.0	1.5	1380	$2,300	$1.67	19d	1	0.04mi
4765 N Bailey Ave Buffalo, NY	2.0	1.0	900	$2,100	$2.33	44d	1	0.14mi
1257 Brighton Rd Tonawanda, NY	4.0	1.0	1268	$2,500	$1.97	3d	1	0.73mi
1257 Brighton Rd Tonawanda, NY	4.0	1.0	1268	$2,500	$1.97	16d	1	0.73mi
79 Rosemont Dr Buffalo, NY	2.0	1.0	1071	$2,200	$2.05	44d	1	0.87mi
212 Dellwood Rd Buffalo, NY	4.0	4.0	1209	$3,400	$2.81	2d	2	0.91mi
780 Millersport Hwy Unit 1 Buffalo, NY	2.0	1.0	850	$1,395	$1.64	44d	1	0.94mi
3948 Ridge Lea Rd Unit D Buffalo, NY	2.0	1.0	952	$1,850	$1.94	2d	1	1.08mi
1335 Millersport Hwy Unit 04 Buffalo, NY	2.0	1.0	713	$1,595	$2.24	2d	1	1.12mi
1335 Millersport Hwy Buffalo, NY	2.0	1.0	713	$1,595	$2.24	11d	1	1.12mi
63 Garnet Rd Buffalo, NY	2.0	1.0	800	$1,350	$1.69	44d	1	1.13mi
4585 Chestnut Ridge Rd #4 Buffalo, NY	2.0	2.0	1197	$1,600	$1.34	24d	1	1.16mi
1357 Millersport Hwy Buffalo, NY	1.0–2.0	1.0	636	$1,595	$2.51	2d	2	1.16mi
1357 Millersport Hwy Unit 1357-03 Buffalo, NY	2.0	1.0	713	$1,595	$2.24	44d	1	1.16mi
200 Koenig Rd Tonawanda, NY	2.0	1.5	1481	$2,200	$1.49	2d	1	1.24mi
1410 Deer Lakes Dr Amherst, NY	2.0	2.0	1300	$1,995	$1.53	3d	5	1.25mi
2776 Eggert Rd #2 Tonawanda, NY	3.0	1.0	972	$1,600	$1.65	24d	1	1.37mi
1525 Amherst Manor Dr Buffalo, NY	2.0	2.0	1080	$1,495	$1.38	2d	5	1.42mi
325 Kaymar Dr Unit 325 Buffalo, NY	3.0	1.0	1073	$1,695	$1.58	44d	1	1.44mi

Listing history 15 events

1. 2026-05-15
   listed $179,900 Active 634-char remark
2. 2022-09-14
   soldstatus $140,000
3. 2022-09-07
   soldstatus $140,000 Closed Sale or Rented 76-char remark

   Show marketing remark (76 chars)

   Dreams Made Real! This is your starter house that needs your TLC to move in.

4. 2022-09-06
   status Pending Sale 76-char remark

   Show marketing remark (76 chars)

   Dreams Made Real! This is your starter house that needs your TLC to move in.

5. 2022-09-02
   listed $140,000 Active 76-char remark

   Show marketing remark (76 chars)

   Dreams Made Real! This is your starter house that needs your TLC to move in.

6. 2015-09-24
   soldstatus $75,000 Closed Sale or Rented

   Show marketing remark (220 chars)

   Cute 2 Bedroom with a lot of charm. Nice kitchen with separate dining room and breakfast bar. New carpeting and fresh paint. Lots of space in the basement and 2 car garage. Come see this home that is truly move-in ready.

7. 2015-09-23
   soldstatus $75,000
8. 2015-08-12
   status Pending Sale

   Show marketing remark (220 chars)

   Cute 2 Bedroom with a lot of charm. Nice kitchen with separate dining room and breakfast bar. New carpeting and fresh paint. Lots of space in the basement and 2 car garage. Come see this home that is truly move-in ready.

9. 2015-07-21
   status Active

   Show marketing remark (220 chars)

   Cute 2 Bedroom with a lot of charm. Nice kitchen with separate dining room and breakfast bar. New carpeting and fresh paint. Lots of space in the basement and 2 car garage. Come see this home that is truly move-in ready.

10. 2015-07-16
    status Pending Sale

    Show marketing remark (220 chars)

    Cute 2 Bedroom with a lot of charm. Nice kitchen with separate dining room and breakfast bar. New carpeting and fresh paint. Lots of space in the basement and 2 car garage. Come see this home that is truly move-in ready.

11. 2015-06-12
    price $79,900

    Show marketing remark (220 chars)

    Cute 2 Bedroom with a lot of charm. Nice kitchen with separate dining room and breakfast bar. New carpeting and fresh paint. Lots of space in the basement and 2 car garage. Come see this home that is truly move-in ready.

12. 2015-06-08
    price $84,900

    Show marketing remark (220 chars)

    Cute 2 Bedroom with a lot of charm. Nice kitchen with separate dining room and breakfast bar. New carpeting and fresh paint. Lots of space in the basement and 2 car garage. Come see this home that is truly move-in ready.

13. 2015-05-13
    listed $94,900 Active

    Show marketing remark (220 chars)

    Cute 2 Bedroom with a lot of charm. Nice kitchen with separate dining room and breakfast bar. New carpeting and fresh paint. Lots of space in the basement and 2 car garage. Come see this home that is truly move-in ready.

14. 2010-09-29
    soldstatus $68,000
15. 2007-11-08
    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: $3,163 · $264/mo
• Projected year-2 tax: $3,163 · $264/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 · 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: $25,086
• − Mortgage interest: −$10,077
• − Property taxes: −$3,163
• − Insurance: −$900
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$5,233
• Taxable income: $1,699
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $4,027/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: Sweet Home Central School District
• NCES district ID: 3628500
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $48,509
• Composite: 44.67/100
• National rank: #2765
• State rank: #342 of 590 in NY

Livability — Eggertsville

• Score: 85/100
• State rank: #34
• US rank: #534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• City population: 29,482
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,159
• Household income: $84,325
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 856.0

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 (74%)
• Race & ethnicity: White 74% Black 10% Asian 7% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 13% · Canada, China, India
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 2% 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: ▼ -270.71%
• Current HPI: 331.1929
• Rent YoY: ▲ 9.01%
• 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

+176.8% since first listed

16 events — show timeline

• 2026-05-27 Pending — WNYREIS
• 2026-05-15 Listed $179,900 WNYREIS
• 2022-09-14 Sold (Public Records) $140,000 Public Records
• 2022-09-07 Sold (MLS) $140,000 WNYREIS
• 2022-09-06 Pending — WNYREIS
• 2022-09-02 Listed $140,000 WNYREIS
• 2015-09-24 Sold (MLS) $75,000 WNYREIS
• 2015-09-23 Sold (Public Records) $75,000 Public Records
• 2015-08-12 Pending — WNYREIS
• 2015-07-21 Relisted — WNYREIS
• 2015-07-16 Pending — WNYREIS
• 2015-06-12 Price Changed $79,900 WNYREIS
• 2015-06-08 Price Changed $84,900 WNYREIS
• 2015-05-13 Listed $94,900 WNYREIS
• 2010-09-29 Sold (Public Records) $68,000 Public Records
• 2007-11-08 Sold (Public Records) $65,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,163 · -19.5% YoY. Source: county tax records.