105 Edson St · West Seneca, NY 14210

$199,999

5 bd · 2.0 ba · 2,042 sqft · MultiFamily public records · 2 Days on market

Built 1917 3,745 sqft lot Est $223k · 10% 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 +28.2/30.0
• ARV discount +12.1/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• 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: 2 units. confirmed

Listing remarks MLS

WEST SENECA 3/2 DOUBLE. VINYL SIDED W/ NEWER ROOF. SEPARATE UTILITIES, UPPER 2 BEDROOM UNIT VACANT, WAS RENTED FOR $1100MO PLUS GAS/ELECTRIC. UPPER UNIT FEATURES FORMAL LIVING/DINING ROOMS. LOWER 3 BEDROOM UNIT HAS HAD SAME TENANT FOR 14YRS. RENTS ONLY $750. ALOT OF ROOM TO INCREASE. LOWER UNIT HAS FORMAL LIVING AND DINING ROOM. FULL BASEMENT/ATTIC. FULLY FENCED YARD.

Key facts

• 3,745 sq ft lot
• Built 1917
• Listed 2 days

Property features AI

Finance

• Financial info: Two-unit property with separate gas and electric meters for each unit; Operating expense details: see remarks

Exterior

• Parking: Concrete parking surface
• Utilities: Public water connected; Sewer connected
• Home design: Two-story property; Resale condition
• Construction: Vinyl siding
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 35 x 107

Interior

• Kitchen: Gas water heater
• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Flooring: Laminate; Varies by room
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced air heating
• Interior features: Full basement; Varied flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive. Per door: $317/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.1% 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 $2,624/mo this rent would consume 58% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,999

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.61
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $222,578
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Chamberlin Dr	0.20mi	5/2.0	2,182 (+7%)	2mo	$242,400	$111	77
71 Buffum St	0.28mi	5/2.0	2,136 (+5%)	6mo	$160,000	$75	74
30 Chamberlin Dr	0.32mi	5/2.0	2,208 (+8%)	5mo	$239,800	$109	68
146 Chamberlin Dr	0.20mi	4/2.0 (-1)	2,187 (+7%)	8mo	$290,000	$133	68
18 Stephenson Ave	0.46mi	6/2.0 (+1)	1,978 (-3%)	2mo	$226,000	$114	66
46 Kirkwood Dr	0.39mi	4/2.0 (-1)	2,128 (+4%)	5mo	$198,700	$93	66
96 Wildwood Pl	0.25mi	6/2.0 (+1)	2,288 (+12%)	8mo	$90,000	$39	57
48 Ryan St	0.69mi	4/2.0 (-1)	2,084 (+2%)	8mo	$213,000	$102	53
69 Red Jacket Pkwy	0.75mi	6/2.0 (+1)	2,032 (-0%)	10mo	$229,000	$113	51
389 Cumberland Ave	0.66mi	5/2.0	2,328 (+14%)	5mo	$280,000	$120	42
132 Ryan St	0.67mi	6/3.0 (+1)	2,230 (+9%)	7mo	$205,000	$92	38
110 Weyand Ave	0.57mi	6/2.0 (+1)	2,344 (+15%)	10mo	$235,000	$100	36

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: 36.8%
• Equity multiple: 3.92×
• Total profit: $163,290
• Equity at exit: $180,175

10-year hold

• IRR: 33.6%
• Equity multiple: 9.64×
• Total profit: $483,575
• Equity at exit: $388,554

Cash invested: $56,000 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,624 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$306 /mo · $3,673/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $635

Break-even live

Break-even rent $1,821

Max offer price $199,999

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,624
Total (2 units)			$2,624

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   listed $199,999 Active
3. 2024-12-31
   soldstatus $175,000 Closed 370-char remark

   Show marketing remark (370 chars)

   WEST SENECA 3/2 DOUBLE. VINYL SIDED W/ NEWER ROOF. SEPARATE UTILITIES, UPPER 2 BEDROOM UNIT VACANT, WAS RENTED FOR $1100MO PLUS GAS/ELECTRIC. UPPER UNIT FEATURES FORMAL LIVING/DINING ROOMS. LOWER 3 BEDROOM UNIT HAS HAD SAME TENANT FOR 14YRS. RENTS ONLY $750. ALOT OF ROOM TO INCREASE. LOWER UNIT HAS FORMAL LIVING AND DINING ROOM. FULL BASEMENT/ATTIC. FULLY FENCED YARD.

4. 2024-11-04
   status Pending 370-char remark

   Show marketing remark (370 chars)

   WEST SENECA 3/2 DOUBLE. VINYL SIDED W/ NEWER ROOF. SEPARATE UTILITIES, UPPER 2 BEDROOM UNIT VACANT, WAS RENTED FOR $1100MO PLUS GAS/ELECTRIC. UPPER UNIT FEATURES FORMAL LIVING/DINING ROOMS. LOWER 3 BEDROOM UNIT HAS HAD SAME TENANT FOR 14YRS. RENTS ONLY $750. ALOT OF ROOM TO INCREASE. LOWER UNIT HAS FORMAL LIVING AND DINING ROOM. FULL BASEMENT/ATTIC. FULLY FENCED YARD.

5. 2024-10-07
   price $179,900 370-char remark

   Show marketing remark (370 chars)

   WEST SENECA 3/2 DOUBLE. VINYL SIDED W/ NEWER ROOF. SEPARATE UTILITIES, UPPER 2 BEDROOM UNIT VACANT, WAS RENTED FOR $1100MO PLUS GAS/ELECTRIC. UPPER UNIT FEATURES FORMAL LIVING/DINING ROOMS. LOWER 3 BEDROOM UNIT HAS HAD SAME TENANT FOR 14YRS. RENTS ONLY $750. ALOT OF ROOM TO INCREASE. LOWER UNIT HAS FORMAL LIVING AND DINING ROOM. FULL BASEMENT/ATTIC. FULLY FENCED YARD.

6. 2024-09-21
   listed $199,900 Active 370-char remark

   Show marketing remark (370 chars)

   WEST SENECA 3/2 DOUBLE. VINYL SIDED W/ NEWER ROOF. SEPARATE UTILITIES, UPPER 2 BEDROOM UNIT VACANT, WAS RENTED FOR $1100MO PLUS GAS/ELECTRIC. UPPER UNIT FEATURES FORMAL LIVING/DINING ROOMS. LOWER 3 BEDROOM UNIT HAS HAD SAME TENANT FOR 14YRS. RENTS ONLY $750. ALOT OF ROOM TO INCREASE. LOWER UNIT HAS FORMAL LIVING AND DINING ROOM. FULL BASEMENT/ATTIC. FULLY FENCED YARD.

7. 2014-05-20
   historical
8. 2014-02-22
   listed $49,900
9. 2013-04-15
   listed $52,900
10. 1993-09-10
    soldstatus $58,000

ⓘ 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: $3,673 · $306/mo
• Projected year-2 tax: $3,673 · $306/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 · 16 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: $31,488
• − Mortgage interest: −$11,203
• − Property taxes: −$3,673
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − Depreciation: −$5,818
• Taxable income: $4,755
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $6,475/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: 41,101
• 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

+244.8% since first listed

10 events — show timeline

• 2026-04-29 Pending — WNYREIS
• 2026-04-27 Listed $199,999 WNYREIS
• 2024-12-31 Sold (MLS) $175,000 WNYREIS
• 2024-11-04 Pending — WNYREIS
• 2024-10-07 Price Changed $179,900 WNYREIS
• 2024-09-21 Listed $199,900 WNYREIS
• 2014-05-20 Listing Removed — WNYREIS
• 2014-02-22 Listed $49,900 WNYREIS
• 2013-04-15 Listed $52,900 WNYREIS
• 1993-09-10 Sold (Public Records) $58,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $3,673 · +0.7% YoY. Source: county tax records.