7330 Salt Rd · Clarence Center, NY 14032

$340,000

3 bd · 1.5 ba · 1,773 sqft · SingleFamily public records · 93 Days on market

Built 1957 0.58 ac lot $192/sqft · 41% below area Est $577k · 41% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Schools +6.5/10.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside to find fresh paint and new flooring throughout, creating a bright and modern feel from the moment you enter. The completely updated kitchen features stylish finishes, ample cabinetry, and a functional layout perfect for everyday living and entertaining. The newly renovated bathroom offers a clean, contemporary design. The spacious family room is a standout feature, complete with a cozy wood-burning fireplace—perfect for relaxing evenings and gatherings year-round. This home also offers exceptional storage space, including a full basement and a second-floor garage area, giving you plenty of room for tools, hobbies, or seasonal items. Enjoy the best of both worlds with a quiet, country-like setting while remaining close to shopping, dining, and local amenities. Move-in ready and beautifully updated—don’t miss your chance to own this fantastic home in Clarence! Open house Saturday 3/21 from 11:00 -1:00 and Sunday 3/22 from 1:00pm-3:00pm.

Key facts

• Fresh paint
• Ample cabinetry
• New flooring

Tags

• FRESH PAINT
• NEW FLOORING
• UPDATED KITCHEN
• AMPLE CABINETRY
• FUNCTIONAL LAYOUT
• NEWLY RENOVATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $44 ($525/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (11.9% below list).
• Recommended offer: $300k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.3% in Clarence Center — 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 67/100 on livability (#596 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Clarence Central School District (suburban): math 70% / reading 76% proficiency, ranked #94 of 590 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 50 active listings in the ZIP; 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $340k implies a 407% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,664 (11.9% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.88% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (median comp): $577,373
• List price: $340,000
• Delta: -41.11%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7340 Salt Rd	0.05mi	3/2.0	1,884 (+6%)	23mo	$380,000	$202	66

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-52,278
• Equity at exit: $50,695

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-41,815
• Equity at exit: $29,397

Cash invested: $95,200 (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 14032

• Home prices YoY: -15.3%
• Active inventory: 50
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,997 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$399 /mo · $4,787/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $44

Break-even live

Break-even rent $2,941

Max offer price $340,000

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $340,000 Active 93 DOM
2. 2026-06-17
   days on market $340,000 Active 92 DOM
3. 2026-06-16
   days on market $340,000 Active 91 DOM
4. 2026-06-15
   days on market $340,000 Active 90 DOM
5. 2026-06-13
   days on market $340,000 Active 88 DOM
6. 2026-06-13
   days on market $340,000 Active 87 DOM
7. 2026-06-10
   days on market $340,000 Active 85 DOM
8. 2026-06-09
   days on market $340,000 Active 84 DOM
9. 2026-06-08
   days on market $340,000 Active 83 DOM
10. 2026-06-07
    days on market $340,000 Active 82 DOM
11. 2026-06-03
    days on market $340,000 Active 78 DOM
12. 2026-06-02
    days on market $340,000 Active 77 DOM
13. 2026-06-01
    days on market $340,000 Active 76 DOM
14. 2026-05-31
    days on market $340,000 Active 75 DOM
15. 2026-05-19
    price $340,000 979-char remark

    Show marketing remark (979 chars)

    Step inside to find fresh paint and new flooring throughout, creating a bright and modern feel from the moment you enter. The completely updated kitchen features stylish finishes, ample cabinetry, and a functional layout perfect for everyday living and entertaining. The newly renovated bathroom offers a clean, contemporary design. The spacious family room is a standout feature, complete with a cozy wood-burning fireplace—perfect for relaxing evenings and gatherings year-round. This home also offers exceptional storage space, including a full basement and a second-floor garage area, giving you plenty of room for tools, hobbies, or seasonal items. Enjoy the best of both worlds with a quiet, country-like setting while remaining close to shopping, dining, and local amenities. Move-in ready and beautifully updated—don’t miss your chance to own this fantastic home in Clarence! Open house Saturday 3/21 from 11:00 -1:00 and Sunday 3/22 from 1:00pm-3:00pm.

16. 2026-04-02
    price $355,000 979-char remark

    Show marketing remark (979 chars)

    Step inside to find fresh paint and new flooring throughout, creating a bright and modern feel from the moment you enter. The completely updated kitchen features stylish finishes, ample cabinetry, and a functional layout perfect for everyday living and entertaining. The newly renovated bathroom offers a clean, contemporary design. The spacious family room is a standout feature, complete with a cozy wood-burning fireplace—perfect for relaxing evenings and gatherings year-round. This home also offers exceptional storage space, including a full basement and a second-floor garage area, giving you plenty of room for tools, hobbies, or seasonal items. Enjoy the best of both worlds with a quiet, country-like setting while remaining close to shopping, dining, and local amenities. Move-in ready and beautifully updated—don’t miss your chance to own this fantastic home in Clarence! Open house Saturday 3/21 from 11:00 -1:00 and Sunday 3/22 from 1:00pm-3:00pm.

17. 2026-03-17
    listed $365,000 Active 979-char remark

    Show marketing remark (979 chars)

    Step inside to find fresh paint and new flooring throughout, creating a bright and modern feel from the moment you enter. The completely updated kitchen features stylish finishes, ample cabinetry, and a functional layout perfect for everyday living and entertaining. The newly renovated bathroom offers a clean, contemporary design. The spacious family room is a standout feature, complete with a cozy wood-burning fireplace—perfect for relaxing evenings and gatherings year-round. This home also offers exceptional storage space, including a full basement and a second-floor garage area, giving you plenty of room for tools, hobbies, or seasonal items. Enjoy the best of both worlds with a quiet, country-like setting while remaining close to shopping, dining, and local amenities. Move-in ready and beautifully updated—don’t miss your chance to own this fantastic home in Clarence! Open house Saturday 3/21 from 11:00 -1:00 and Sunday 3/22 from 1:00pm-3:00pm.

18. 2003-07-07
    soldstatus $67,100

ⓘ 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: $4,787 · $399/mo
• Projected year-2 tax: $5,267 · $439/mo
• Expected delta: +$479/yr (+$40/mo · 10.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,960
• − Mortgage interest: −$19,045
• − Property taxes: −$4,787
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − Depreciation: −$9,891
• Taxable loss: −$5,217
• Est. tax savings @ 24.0%: +$1,252
• After-tax cash flow: $1,777/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: Clarence Central School District
• NCES district ID: 3607590
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 76% ▲ 2.00%
• Median HH income: $81,568
• Composite: 64.85/100
• National rank: #514
• State rank: #94 of 590 in NY

Livability — Clarence Center

• Score: 67/100
• State rank: #596
• US rank: #10843

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,359

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 19% Scotch-Irish 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Russian/Polish/Slavic 2% Spanish 2% Other Indo-European 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: ▼ -66.32%
• Current HPI: 366.0549
• 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

+406.7% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $340,000 WNYREIS
• 2026-04-02 Price Changed $355,000 WNYREIS
• 2026-03-17 Listed $365,000 WNYREIS
• 2003-07-07 Sold (Public Records) $67,100 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,787 · +0.3% YoY. Source: county tax records.