50 Hamlin Sq Unit H · Williamsville, NY 14221

$229,000

2 bd · 1.5 ba · 1,360 sqft · Condo public records · 31 Days on market

Built 1968 $168/sqft · 6% above area Est $217k · 6% over $479/mo HOA · 21% of rent ↓ 4% since listing

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Why this score? — see what drove the D 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 +10.4/30.0
• Schools +6.3/10.0
• 1% rule +5.1/10.0
• ARV discount +5.0/15.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Oakbrook Condominium Complex this 2 bedroom, 1.5 bath Townhouse allows for carefree living. Spacious Living room, Formal Dining Room leads to private patio, new flooring in both rooms . Eat in kitchen with appliances. Both bedrooms are a nice size with good closet space. Some newer vinyl windows. Full basement with washer and dryer. HOA covers snow removal including patio area, lawn service, water, sewer, trash removal. Outdoor living at its best with beautiful pool, tennis and pickle ball court. Community room allows for a place to gather.

Key facts

• New flooring
• Private patio
• Full basement

Tags

• PRIVATE PATIO
• NEW FLOORING
• FULL BASEMENT
• TENNIS AND PICKLE BALL COURT
• COMMUNITY ROOM

Property features AI

Finance

• Other: Property listed as resale
• HOA & community: Oakbrook Condo Association; Monthly association fee of $479; Association covers common area maintenance, structure maintenance, insurance, sewer, water, trash, and snow removal; Association amenities include clubhouse, pool, and tennis courts

Exterior

• Parking: No garage; Open parking available
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical
• Home design: 2-story property; Existing construction
• Construction: Brick construction; Copper plumbing; Asphalt roof
• Exterior features: Patio; Private yard; Tennis court(s); Community/association pool; See remarks

Interior

• Kitchen: Refrigerator; Electric oven; Electric range; Dishwasher
• Bedrooms: Bedroom 1 on second level; Bedroom 2 on second level
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $229k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (9.3% below list).
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $208k (9.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.5% in Williamsville — 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 84/100 on livability (#44 in NY, #693 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+.
• Williamsville Central School District (suburban): math 64% / reading 77% proficiency, ranked #114 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.0%/yr); 329 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $207,622 (9.3% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 8.3

CMA / ARV

• ARV (median comp): $216,855
• List price: $229,000
• Delta: 5.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.38×
• Total profit: $-39,789
• Equity at exit: $34,145

10-year hold

• IRR: -5.0%
• Equity multiple: 0.64×
• Total profit: $-23,136
• Equity at exit: $19,800

Cash invested: $64,120 (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 14221

• Rents YoY: 5.0%
• Active inventory: 329
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$172 /mo · $2,058/yr
• Insurance: −$95
• HOA: −$479
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-121

Break-even live

Break-even rent $2,464

Max offer price $207,622

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-56	+0% $-121	+5% $-186	+10% $-251
Rent	-10% $-304	-5% $-212	+0% $-121	+5% $-30	+10% $62
Rate	-1.0pp $-6	-0.5pp $-63	base $-121	+0.5pp $-180	+1.0pp $-241

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Segsbury Rd Buffalo, NY	3.0	2.0	1488	$2,950	$1.98	24d	1	0.38mi
990 Hopkins Rd Unit G Buffalo, NY	2.0	2.0	1100	$2,200	$2.00	12d	1	0.85mi
1325 N Forest Rd Buffalo, NY	1.0–3.0	1.0	870	$1,748	$2.01	2d	9	1.09mi
540 Mill St Buffalo, NY	3.0	1.5	1300	$2,095	$1.61	2d	1	1.11mi
23 Northwood Dr Buffalo, NY	1.0–2.0	1.0–2.0	800	$2,145	$2.68	2d	1	1.46mi

HOA detail condo

• Monthly dues: $479 · $5,748/yr
• Likely covers: watersewertrashsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-13
   statusdays on market $229,000 Pending 31 DOM
2. 2026-06-10
   days on market $229,000 Active 30 DOM
3. 2026-06-09
   days on market $229,000 Active 29 DOM
4. 2026-06-08
   days on market $229,000 Active 28 DOM
5. 2026-06-07
   days on market $229,000 Active 27 DOM
6. 2026-06-05
   days on market $229,000 Active 24 DOM
7. 2026-06-03
   days on market $229,000 Active 23 DOM
8. 2026-06-02
   days on market $229,000 Active 22 DOM
9. 2026-06-01
   days on market $229,000 Active 21 DOM
10. 2026-05-31
    days on market $229,000 Active 20 DOM
11. 2026-05-11
    listed $229,000 Active 558-char remark
12. 2025-12-03
    historical
13. 2025-12-03
    historical
14. 2025-10-28
    price $224,900
15. 2025-10-07
    listed $239,000 Active

ⓘ 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: $2,058 · $172/mo
• Projected year-2 tax: $2,964 · $247/mo
• Expected delta: +$906/yr (+$76/mo · 44.0%)

ⓘ 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,734
• − Mortgage interest: −$12,828
• − Property taxes: −$2,058
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − HOA: −$5,748
• − Depreciation: −$6,662
• Taxable loss: −$5,144
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $-218/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: Williamsville Central School District
• NCES district ID: 3631470
• Math proficiency: 64% ▼ -14.00%
• Reading proficiency: 77% ▲ 6.00%
• Median HH income: $79,907
• Composite: 62.59/100
• National rank: #678
• State rank: #114 of 590 in NY

Livability — Williamsville

• Score: 84/100
• State rank: #44
• US rank: #693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• City population: 55,255
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 55,255
• Household income: $101,615
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1956.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 15% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Other Asian/Pacific 2% Spanish 2%

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: ▼ -301.37%
• Current HPI: 322.6947
• Rent YoY: ▲ 5.01%
• 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

-4.2% since first listed

6 events — show timeline

• 2026-06-11 Pending — WNYREIS
• 2026-05-11 Listed $229,000 WNYREIS
• 2025-12-03 Listing Removed — WNYREIS
• 2025-12-03 Listing Removed — WNYREIS
• 2025-10-28 Price Changed $224,900 WNYREIS
• 2025-10-07 Listed $239,000 WNYREIS

Property tax history

+13.3%/yr

Latest (2025): $2,058 · -10.2% YoY. Source: county tax records.