1176 Indian Church Rd #27 · West Seneca, NY 14224

$119,900

2 bd · 1.0 ba · 823 sqft · Condo public records · 41 Days on market

Built 1970 $146/sqft · 14% below area Est $139k · 14% under $239/mo HOA · 17% of rent

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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).

• Cash flow +13.7/30.0
• ARV discount +13.7/15.0
• 1% rule +7.0/10.0
• 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

Well-maintained 2 bedroom, 1 bath upper level West Seneca condo in The Brookview Condominiums. This condo offers comfortable, low-maintenance, affordable living in a convenient location. Open floor plan with a large living room including a sliding glass door to your own balcony. A functional galley kitchen with ample cabinet and counter space. The dining area flows nicely into the living space, making it ideal for everyday living or entertaining. Both bedrooms are generously sized with good closet space, and the full bathroom is clean and well-appointed. The building also offers a separate designated laundry area for residents, adding extra convenience. Heat & water INCLUDED in LOW HOA fee. Secure building with intercom. The common areas offer a lovely setting with lots of green space, a Gazebo for picnics & additional seating. Close to all conveniences. No Dogs, 1 Cat allowed. Make this easy-care condo living your new home

Key facts

• Green space
• Galley kitchen
• Secure building

Tags

• SLIDING GLASS DOOR
• GALLEY KITCHEN
• DESIGNATED LAUNDRY AREA
• SECURE BUILDING
• COMMON AREAS
• GREEN SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $9 ($107/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 6.9

CMA / ARV

• ARV (median comp): $139,145
• List price: $119,900
• Delta: -13.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-18,653
• Equity at exit: $17,877

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-14,672
• Equity at exit: $10,367

Cash invested: $33,572 (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 14224

• Active inventory: 201
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$629
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$50
• HOA: −$239
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $9

Break-even live

Break-even rent $1,429

Max offer price $119,900

Occupancy floor 94%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1291 Indian Church Rd Buffalo, NY	1.0–2.0	1.0–1.5	692	$1,150	$1.66	3d	1	0.28mi
2341 Union Rd West Seneca, NY	2.0	1.0	804	$2,005	$2.49	1d	1	0.87mi
510 Center Rd West Seneca, NY	2.0	1.0–1.5	1054	$1,515	$1.44	1d	2	0.98mi
200 Center Rd Buffalo, NY	2.0	1.0	900	$1,295	$1.44	1d	1	1.03mi
194 Boncroft Dr Unit Upper West Seneca, NY	2.0	1.0	936	$1,300	$1.39	43d	1	1.17mi
3266 Seneca St Buffalo, NY	1.0–2.0	1.0–2.0	825	$2,015	$2.44	1d	1	1.36mi

HOA detail condo

• Monthly dues: $239 · $2,868/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-07
   price $119,900 949-char remark

   Show marketing remark (949 chars)

   Well-maintained 2 bedroom, 1 bath upper level West Seneca condo in The Brookview Condominiums. This condo offers comfortable, low-maintenance, affordable living in a convenient location. Open floor plan with a large living room including a sliding glass door to your own balcony. A functional galley kitchen with ample cabinet and counter space. The dining area flows nicely into the living space, making it ideal for everyday living or entertaining. Both bedrooms are generously sized with good closet space, and the full bathroom is clean and well-appointed. The building also offers a separate designated laundry area for residents, adding extra convenience. Heat & water INCLUDED in LOW HOA fee. Secure building with intercom. The common areas offer a lovely setting with lots of green space, a Gazebo for picnics & additional seating. Close to all conveniences. No Dogs, 1 Cat allowed. Make this easy-care condo living your new home

2. 2026-04-15
   listed $124,900 Active 949-char remark

   Show marketing remark (949 chars)

   Well-maintained 2 bedroom, 1 bath upper level West Seneca condo in The Brookview Condominiums. This condo offers comfortable, low-maintenance, affordable living in a convenient location. Open floor plan with a large living room including a sliding glass door to your own balcony. A functional galley kitchen with ample cabinet and counter space. The dining area flows nicely into the living space, making it ideal for everyday living or entertaining. Both bedrooms are generously sized with good closet space, and the full bathroom is clean and well-appointed. The building also offers a separate designated laundry area for residents, adding extra convenience. Heat & water INCLUDED in LOW HOA fee. Secure building with intercom. The common areas offer a lovely setting with lots of green space, a Gazebo for picnics & additional seating. Close to all conveniences. No Dogs, 1 Cat allowed. Make this easy-care condo living your new home

3. 2020-12-30
   soldstatus $85,000
4. 2020-12-15
   soldstatus $85,000 Closed Sale or Rented 496-char remark

   Show marketing remark (496 chars)

   Spacious and open two bedroom condo in a great location close to all conveniences. Large living room has sliding glass door leading to private balcony. Fresh paint and brand new carpeting throughout. Bath fitter installed in 2016. Generously sized master bedroom has double closets. Personal storage unit and coin laundry in basement. Affordable HOA includes heat, water, lawn/landscaping maintenance, snow removal and trash collection. Enjoy maintenance-free living. Showings begin immediately!

5. 2020-10-23
   status Pending Sale 496-char remark

   Show marketing remark (496 chars)

   Spacious and open two bedroom condo in a great location close to all conveniences. Large living room has sliding glass door leading to private balcony. Fresh paint and brand new carpeting throughout. Bath fitter installed in 2016. Generously sized master bedroom has double closets. Personal storage unit and coin laundry in basement. Affordable HOA includes heat, water, lawn/landscaping maintenance, snow removal and trash collection. Enjoy maintenance-free living. Showings begin immediately!

6. 2020-10-19
   status Under Contract- Do Not Show 496-char remark

   Show marketing remark (496 chars)

   Spacious and open two bedroom condo in a great location close to all conveniences. Large living room has sliding glass door leading to private balcony. Fresh paint and brand new carpeting throughout. Bath fitter installed in 2016. Generously sized master bedroom has double closets. Personal storage unit and coin laundry in basement. Affordable HOA includes heat, water, lawn/landscaping maintenance, snow removal and trash collection. Enjoy maintenance-free living. Showings begin immediately!

7. 2020-09-09
   listed $84,900 Active 496-char remark

   Show marketing remark (496 chars)

   Spacious and open two bedroom condo in a great location close to all conveniences. Large living room has sliding glass door leading to private balcony. Fresh paint and brand new carpeting throughout. Bath fitter installed in 2016. Generously sized master bedroom has double closets. Personal storage unit and coin laundry in basement. Affordable HOA includes heat, water, lawn/landscaping maintenance, snow removal and trash collection. Enjoy maintenance-free living. Showings begin immediately!

8. 2003-02-19
   soldstatus $50,000

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,531 · $211/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,280
• − Mortgage interest: −$6,716
• − Property taxes: −$2,531
• − Insurance: −$600
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − HOA: −$2,868
• − Depreciation: −$3,488
• Taxable loss: −$1,688
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $512/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

+139.8% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $119,900 WNYREIS
• 2026-04-15 Listed $124,900 WNYREIS
• 2020-12-30 Sold (Public Records) $85,000 Public Records
• 2020-12-15 Sold (MLS) $85,000 WNYREIS
• 2020-10-23 Pending — WNYREIS
• 2020-10-19 Pending — WNYREIS
• 2020-09-09 Listed $84,900 WNYREIS
• 2003-02-19 Sold (Public Records) $50,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,531 · +0.7% YoY. Source: county tax records.