152 Wildwood Pl · West Seneca, NY 14210

$234,900

6 bd · 2.0 ba · 2,154 sqft · MultiFamily public records · 37 Days on market

Built 1920 3,420 sqft lot $109/sqft · 35% below area Est $360k · 35% under

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Why this score? — see what drove the A- 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 +26.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +6.8/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

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

Phenomenal investment or owner occupant opportunity!!! Upper/Lower 3/3 double!!! IN DEMAND West Seneca neighborhood. Lots of new improvements including newer flooring and carpet. , Bath Fitter tub surroundings as well as new plumbing in the bathroom. Both apartments have identical open layouts that feature a spacious kitchen that opens into a formal dining room. Plenty of convenient parking as well as driveway with access to individual sheds for storage. This is a MUST SEE!

Key facts

• Exterior porch
• Off street parking
• Vacant upper unit

Tags

• MULTI-FAMILY HOME
• CORNER LOT
• OFF STREET PARKING
• EXTERIOR PORCH
• LAUNDRY IN THE BASEMENT
• VACANT UPPER UNIT

Property features AI

Finance

• Financial info: Owner pays water for rental units; Operating expenses include trash and water; One unit currently rented for $1,200 on a month-to-month basis

Exterior

• Parking: Gravel parking; Multiple parking spaces (two or more)
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-unit property; Resale condition
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Originally existing (year built details listed as existing)
• Exterior features: Corner, rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator; Dining area with living room (in at least one unit)
• Bedrooms: Two 3-bedroom units
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Den/Family room; Porch
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Rents rising fast (+12.7%/yr); 94 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,777/mo this rent would consume 61% of the median local household income ($54k/yr) (locally 959% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $66k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $227,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1920 — 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. 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 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: 1.18% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $359,947
• List price: $234,900
• Delta: -34.74%
• 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
154 Chamberlin Dr	0.13mi	5/2.0 (-1)	2,182 (+1%)	2mo	$242,400	$111	85
30 Chamberlin Dr	0.13mi	5/2.0 (-1)	2,208 (+2%)	5mo	$239,800	$109	81
96 Wildwood Pl	0.10mi	6/2.0	2,288 (+6%)	8mo	$90,000	$39	78
18 Stephenson Ave	0.27mi	6/2.0	1,978 (-8%)	2mo	$226,000	$114	72
71 Buffum St	0.46mi	5/2.0 (-1)	2,136 (-1%)	6mo	$160,000	$75	67
61 Bellwood Ave	0.63mi	6/2.0	2,134 (-1%)	9mo	$260,000	$122	62
14 Winegar Pl	0.07mi	5/2.5 (-1)	2,469 (+15%)	5mo	$187,000	$76	61
35 Duerstein St	0.25mi	6/2.0	2,400 (+11%)	11mo	$260,000	$108	60
69 Red Jacket Pkwy	0.73mi	6/2.0	2,032 (-6%)	10mo	$229,000	$113	48
32 Magnolia Ave	0.70mi	6/2.0	2,376 (+10%)	5mo	$225,000	$95	46
26 Kamper Ave	0.72mi	6/2.0	2,394 (+11%)	3mo	$179,000	$75	45
389 Cumberland Ave	0.75mi	5/2.0 (-1)	2,328 (+8%)	5mo	$280,000	$120	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 3.74×
• Total profit: $180,190
• Equity at exit: $211,617

10-year hold

• IRR: 31.4%
• Equity multiple: 9.17×
• Total profit: $537,516
• Equity at exit: $456,359

Cash invested: $65,772 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,777 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$275 /mo · $3,294/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $590

Break-even live

Break-even rent $2,031

Max offer price $234,900

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,778
Total (2 units)			$2,777

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $234,900 Active 37 DOM
2. 2026-06-17
   days on market $234,900 Active 36 DOM
3. 2026-06-16
   days on market $234,900 Active 35 DOM
4. 2026-06-15
   days on market $234,900 Active 34 DOM
5. 2026-06-13
   days on market $234,900 Active 32 DOM
6. 2026-06-10
   days on market $234,900 Active 29 DOM
7. 2026-06-09
   days on market $234,900 Active 28 DOM
8. 2026-06-08
   days on market $234,900 Active 27 DOM
9. 2026-06-07
   days on market $234,900 Active 26 DOM
10. 2026-06-03
    days on market $234,900 Active 22 DOM
11. 2026-06-02
    days on market $234,900 Active 21 DOM
12. 2026-06-01
    days on market $234,900 Active 20 DOM
13. 2026-05-31
    days on market $234,900 Active 19 DOM
14. 2026-05-12
    listed $249,900 Active 687-char remark
15. 2026-04-10
    historical $1,275
16. 2026-04-05
    listed $1,275
17. 2022-06-24
    soldstatus $185,000 Closed Sale or Rented 478-char remark

    Show marketing remark (478 chars)

    Phenomenal investment or owner occupant opportunity!!! Upper/Lower 3/3 double!!! IN DEMAND West Seneca neighborhood. Lots of new improvements including newer flooring and carpet. , Bath Fitter tub surroundings as well as new plumbing in the bathroom. Both apartments have identical open layouts that feature a spacious kitchen that opens into a formal dining room. Plenty of convenient parking as well as driveway with access to individual sheds for storage. This is a MUST SEE!

18. 2022-06-06
    soldstatus $185,000
19. 2021-12-30
    status Under Contract- Do Not Show 478-char remark

    Show marketing remark (478 chars)

    Phenomenal investment or owner occupant opportunity!!! Upper/Lower 3/3 double!!! IN DEMAND West Seneca neighborhood. Lots of new improvements including newer flooring and carpet. , Bath Fitter tub surroundings as well as new plumbing in the bathroom. Both apartments have identical open layouts that feature a spacious kitchen that opens into a formal dining room. Plenty of convenient parking as well as driveway with access to individual sheds for storage. This is a MUST SEE!

20. 2021-12-27
    status Active 478-char remark

    Show marketing remark (478 chars)

    Phenomenal investment or owner occupant opportunity!!! Upper/Lower 3/3 double!!! IN DEMAND West Seneca neighborhood. Lots of new improvements including newer flooring and carpet. , Bath Fitter tub surroundings as well as new plumbing in the bathroom. Both apartments have identical open layouts that feature a spacious kitchen that opens into a formal dining room. Plenty of convenient parking as well as driveway with access to individual sheds for storage. This is a MUST SEE!

21. 2021-12-21
    status Under Contract- Do Not Show 478-char remark

    Show marketing remark (478 chars)

    Phenomenal investment or owner occupant opportunity!!! Upper/Lower 3/3 double!!! IN DEMAND West Seneca neighborhood. Lots of new improvements including newer flooring and carpet. , Bath Fitter tub surroundings as well as new plumbing in the bathroom. Both apartments have identical open layouts that feature a spacious kitchen that opens into a formal dining room. Plenty of convenient parking as well as driveway with access to individual sheds for storage. This is a MUST SEE!

22. 2021-12-09
    listed $179,900 Active 478-char remark

    Show marketing remark (478 chars)

    Phenomenal investment or owner occupant opportunity!!! Upper/Lower 3/3 double!!! IN DEMAND West Seneca neighborhood. Lots of new improvements including newer flooring and carpet. , Bath Fitter tub surroundings as well as new plumbing in the bathroom. Both apartments have identical open layouts that feature a spacious kitchen that opens into a formal dining room. Plenty of convenient parking as well as driveway with access to individual sheds for storage. This is a MUST SEE!

ⓘ 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: $3,294 · $275/mo
• Projected year-2 tax: $3,632 · $303/mo
• Expected delta: +$338/yr (+$28/mo · 10.3%)

ⓘ 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 ≥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: $33,324
• − Mortgage interest: −$13,158
• − Property taxes: −$3,294
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,666
• − Management: −$2,666
• − Depreciation: −$6,833
• Taxable income: $3,532
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $6,227/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
• County: Erie County · 714,559 people
• City population: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+30.6% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $234,900 WNYREIS
• 2026-05-12 Listed $249,900 WNYREIS
• 2026-04-10 Rental Removed $1,275 SHOWMOJO
• 2026-04-05 Listed for Rent $1,275 SHOWMOJO
• 2022-06-24 Sold (MLS) $185,000 WNYREIS
• 2022-06-06 Sold (Public Records) $185,000 Public Records
• 2021-12-30 Pending — WNYREIS
• 2021-12-27 Relisted — WNYREIS
• 2021-12-21 Pending — WNYREIS
• 2021-12-09 Listed $179,900 WNYREIS

Property tax history

+1.4%/yr

Latest (2025): $3,294 · +2.5% YoY. Source: county tax records.