1550 Eggert Rd · Eggertsville, NY 14226

$169,900

2 bd · 1.0 ba · 892 sqft · SingleFamily public records · 7 Days on market

Built 1946 7,032 sqft lot $190/sqft · 37% below area Est $268k · 37% 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 +11.6/30.0
• Schools +5.3/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing opportunity in Amherst! Calling all investors and savvy home buyers! This 2 bedroom, 1 bath ranch in the Amherst Central School District offers solid fundamentals and a prime location. The home features a light-filled living room, spacious dining area, fully-applianced kitchen, a full basement, one-car garage, concrete driveway, and a fenced yard, giving you multiple ways to add value and boost returns. The full basement has excellent storage with the potential for workshop space or future finishing, and glass block windows add extra peace of mind. House offers forced air, hardwood floors under carpets, glass block windows & more! Outside, the fenced yard is ideal for pets, pl

Key facts

• Fenced yard
• Full basement
• Excellent storage

Tags

• LIGHT-FILLED LIVING ROOM
• SPACIOUS DINING AREA
• FULLY-APPLIANCED KITCHEN
• FULL BASEMENT
• FENCED YARD
• EXCELLENT STORAGE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: One-story single-family home; Vinyl siding exterior; Existing structure
• Construction: Poured foundation; Asphalt roof
• Exterior features: Concrete driveway; Fully fenced yard; Near public transit; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 50 x 140

Interior

• Kitchen: Free-standing range; Oven; Solid surface counters
• Bedrooms: Two main-level bedrooms (both on the first floor)
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Separate/formal living room; Combined living and dining area; Solid surface counters; Bedroom on main level; Main-level primary bedroom; Full basement with sump pump
• Laundry & utility: Washer and dryer; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-53 ($-641/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (9.0% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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-.
• Amherst Central School District (suburban): math 53% / reading 68% proficiency, ranked #209 of 590 in NY (top 35%) — 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,655 (9.0% 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 1946 — 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 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: 0.91% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 9.2

CMA / ARV

• ARV (median comp): $267,668
• List price: $169,900
• Delta: -36.53%
• 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
1506 Eggert Rd	0.08mi	2/1.0	861 (-4%)	11mo	$227,500	$264	81
21 Addison Ave	0.22mi	2/1.5	936 (+5%)	0mo	$267,500	$286	79
528 Sweet Home Rd	0.56mi	2/1.0	896 (+0%)	5mo	$176,000	$196	69
184 Buckeye Rd	0.42mi	3/1.0 (+1)	909 (+2%)	11mo	$161,000	$177	63
13 Hemlock Ln	0.47mi	3/1.0 (+1)	900 (+1%)	13mo	$199,000	$221	61
706 Longmeadow Rd	0.44mi	2/1.5	768 (-14%)	8mo	$200,000	$260	48
39 Emerson Dr	0.53mi	3/1.5 (+1)	981 (+10%)	11mo	$214,500	$219	42
220 Dellwood Rd	0.59mi	2/1.5	1,000 (+12%)	12mo	$240,000	$240	40
155 Mapleview Dr	0.59mi	2/1.0	1,020 (+14%)	10mo	$190,000	$186	40
124 Carmen Rd	0.70mi	2/1.0	765 (-14%)	8mo	$180,000	$235	37
114 Mapleview Dr	0.61mi	3/1.0 (+1)	1,020 (+14%)	8mo	$245,000	$240	36
69 Meadow Lea Dr	0.66mi	3/1.0 (+1)	1,013 (+14%)	11mo	$250,000	$247	33

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: -12.6%
• Equity multiple: 0.52×
• Total profit: $-22,677
• Equity at exit: $25,333

10-year hold

• IRR: 3.2%
• Equity multiple: 1.28×
• Total profit: $13,417
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$891
• Tax from tax record: −$313 /mo · $3,762/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-53

Break-even live

Break-even rent $1,614

Max offer price $160,458

Occupancy floor 98%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
780 Millersport Hwy Unit 1 Buffalo, NY	2.0	1.0	850	$1,395	$1.64	44d	1	0.38mi
1233 Eggert Rd Buffalo, NY	1.0	1.0	700	$1,175	$1.68	24d	1	0.56mi
63 Garnet Rd Buffalo, NY	2.0	1.0	800	$1,350	$1.69	44d	1	0.59mi
79 Rosemont Dr Buffalo, NY	2.0	1.0	1071	$2,200	$2.05	44d	1	0.96mi
427 Emerson Dr Buffalo, NY	1.0	1.0	570	$1,355	$2.38	20d	1	1.09mi
4765 N Bailey Ave Buffalo, NY	2.0	1.0	900	$2,100	$2.33	44d	1	1.12mi
1335 Millersport Hwy Unit 04 Buffalo, NY	2.0	1.0	713	$1,595	$2.24	2d	1	1.40mi
1335 Millersport Hwy Buffalo, NY	2.0	1.0	713	$1,595	$2.24	11d	1	1.40mi
1335 Millersport Hwy Unit 1335-06 Buffalo, NY	1.0	1.0	560	$1,415	$2.53	44d	1	1.40mi
1357 Millersport Hwy Buffalo, NY	1.0–2.0	1.0	636	$1,595	$2.51	2d	2	1.45mi
1357 Millersport Hwy Unit 1357-03 Buffalo, NY	2.0	1.0	713	$1,595	$2.24	44d	1	1.45mi
1357 Millersport Hwy Unit 1335-06 Buffalo, NY	1.0	1.0	560	$1,415	$2.53	44d	1	1.45mi

Listing history 2 events

1. 2026-05-05
   status Pending 1118-char remark
2. 2026-04-28
   listed $169,900 Active 1118-char remark

ⓘ 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: $3,762 · $313/mo
• Projected year-2 tax: $3,762 · $313/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 ≥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: $18,559
• − Mortgage interest: −$9,517
• − Property taxes: −$3,762
• − Insurance: −$850
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,943
• Taxable loss: −$3,481
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $194/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: Amherst Central School District
• NCES district ID: 3602920
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $68,551
• Composite: 53.21/100
• National rank: #1502
• State rank: #209 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

• Census place: Eggertsville, NY
• 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

2 events — show timeline

• 2026-05-05 Pending — WNYREIS
• 2026-04-28 Listed $169,900 WNYREIS

Property tax history

+6.6%/yr

Latest (2025): $3,762 · +8.5% YoY. Source: county tax records.