157 Margaret Rd · Eggertsville, NY 14226

$149,900

3 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 8 Days on market

Built 1957 5,040 sqft lot $124/sqft · 50% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 157 Margaret Rd! Proudly owned by just one owner since the day it was built, this well cared for home is full of opportunity and ready for its next chapter. Featuring 3 bedrooms and 1 full bathroom, this home offers a functional layout with comfortable living space throughout. Original hardwood floors run throughout the home and are in great condition, adding timeless character and charm. Recent updates include the furnace, hot water tank, and bathroom, giving peace of mind to the next owner. Conveniently located just minutes from the Boulevard, you’ll have quick access to shopping, restaurants, and everyday conveniences. The basement features a bonus room, perfect for a ho

Key facts

• Recent updates
• Bonus room
• Prime location

Tags

• ORIGINAL HARDWOOD FLOORS
• RECENT UPDATES
• BONUS ROOM
• PRIME LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story house; Existing construction; Facing unspecified
• Construction: Shake siding; Wood siding; Asphalt roof; Poured foundation
• Exterior features: Concrete driveway; Rectangular residential lot (45 x 112)

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full, partially finished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.3% 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; 13 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).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1957 — 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: 1.46% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (median comp): $300,201
• List price: $149,900
• Delta: -50.07%
• 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
652 Moore Ave	0.45mi	3/1.5	1,182 (-2%)	2mo	$265,000	$224	72
511 Capen Blvd	0.44mi	4/1.0 (+1)	1,260 (+4%)	1mo	$260,504	$207	66
244 Kettering Dr	0.33mi	3/1.0	1,056 (-13%)	2mo	$170,000	$161	62
206 Lamont Dr	0.55mi	4/1.5 (+1)	1,188 (-2%)	4mo	$300,000	$253	61
130 Stevenson Blvd	0.73mi	3/1.5	1,232 (+2%)	1mo	$347,000	$282	60
12 Delta Rd	0.28mi	3/1.5	1,374 (+14%)	4mo	$260,000	$189	59
624 Moore Ave	0.51mi	3/1.5	1,103 (-9%)	0mo	$285,000	$258	59
329 Springville Ave	0.64mi	3/2.0	1,306 (+8%)	0mo	$322,040	$247	52
414 Longmeadow Rd	0.68mi	3/1.0	1,111 (-8%)	3mo	$270,000	$243	52
51 Conant Dr	0.68mi	3/1.0	1,097 (-9%)	2mo	$225,000	$205	51
15 Kelvin Dr	0.72mi	3/1.0	1,076 (-11%)	0mo	$93,000	$86	48
39 Hartford Rd	0.73mi	3/1.0	1,060 (-12%)	1mo	$265,000	$250	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.65×
• Total profit: $27,130
• Equity at exit: $22,351

10-year hold

• IRR: 27.4%
• Equity multiple: 4.04×
• Total profit: $127,662
• Equity at exit: $12,961

Cash invested: $41,972 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$786
• Tax from tax record: −$250 /mo · $2,995/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $625

Break-even live

Break-even rent $1,390

Max offer price $149,900

Occupancy floor 66%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4765 N Bailey Ave Buffalo, NY	2.0	1.0	900	$2,100	$2.33	43d	1	0.64mi
182 Woodcrest Dr Amherst, NY	3.0	1.5	1380	$2,300	$1.67	19d	1	0.74mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	1d	1	0.77mi
780 Millersport Hwy Unit 1 Buffalo, NY	2.0	1.0	850	$1,395	$1.64	43d	1	0.85mi
1257 Brighton Rd Tonawanda, NY	4.0	1.0	1268	$2,500	$1.97	15d	1	1.00mi
1257 Brighton Rd Tonawanda, NY	4.0	1.0	1268	$2,500	$1.97	3d	1	1.00mi
212 Dellwood Rd Buffalo, NY	4.0	4.0	1209	$3,400	$2.81	1d	2	1.01mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	16d	1	1.10mi
63 Garnet Rd Buffalo, NY	2.0	1.0	800	$1,350	$1.69	43d	1	1.19mi
79 Rosemont Dr Buffalo, NY	2.0	1.0	1071	$2,200	$2.05	43d	1	1.23mi
2776 Eggert Rd #2 Tonawanda, NY	3.0	1.0	972	$1,600	$1.65	23d	1	1.35mi
33 Tillotson Pl Buffalo, NY	3.0	1.0	1143	$2,095	$1.83	14d	1	1.45mi
626 Englewood Ave Buffalo, NY	2.0	1.0	850	$1,550	$1.82	1d	1	1.47mi

Listing history 1 events

1. 2026-05-11
   listed $149,900 Active 908-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: $2,995 · $250/mo
• Projected year-2 tax: $2,995 · $250/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) · 47% 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: $26,178
• − Mortgage interest: −$8,397
• − Property taxes: −$2,995
• − Insurance: −$750
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$4,361
• Taxable income: $5,487
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $6,186/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

• 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

• 2026-05-19 Pending — WNYREIS
• 2026-05-11 Listed $149,900 WNYREIS

Property tax history

+7.1%/yr

Latest (2025): $2,995 · -20.3% YoY. Source: county tax records.