382 Windermere Blvd · Eggertsville, NY 14226

$149,900

3 bd · 1.5 ba · 1,227 sqft · SingleFamily public records · 5 Days on market

Built 1951 7,250 sqft lot Est $275k · 45% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +8.1/10.0
• Schools +5.3/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell. Neat & clean 3 bedroom Cape with new tear off roof, hot water tank, electric service 2012, furnace 1992, partially fenced yard, repointed chimney, 2 bedrooms down, 1 bedroom up. Nice covered front porch.

Key facts

• Covered front porch
• Sump pump
• Bonus rec room

Tags

• FULL POURED CONCRETE BASEMENT
• BONUS REC ROOM
• UPDATED PERIMETER DRAIN TILE
• SUMP PUMP
• COVERED FRONT PORCH
• BRICK FRONT FAÇADE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/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 9.1% 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-.
• Amherst Central School District (suburban): math 53% / reading 68% proficiency, ranked #209 of 590 in NY (top 35%) — 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $82k; list at $150k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $274,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Capen Blvd	0.19mi	4/1.0 (+1)	1,260 (+3%)	1mo	$260,504	$207	79
130 Stevenson Blvd	0.43mi	3/1.5	1,232 (+0%)	1mo	$347,000	$282	79
329 Springville Ave	0.21mi	3/2.0	1,306 (+6%)	0mo	$322,040	$247	77
204 Lyndale Ave	0.46mi	4/1.0 (+1)	1,176 (-4%)	1mo	$268,204	$228	64
15 Kelvin Dr	0.33mi	3/1.0	1,076 (-12%)	0mo	$93,000	$86	62
51 Conant Dr	0.39mi	3/1.0	1,097 (-11%)	2mo	$225,000	$205	60
652 Moore Ave	0.74mi	3/1.5	1,182 (-4%)	2mo	$265,000	$224	58
62 Conant Dr	0.42mi	3/1.5	1,404 (+14%)	2mo	$215,000	$153	55
242 Wellington Ave	0.73mi	3/2.0	1,287 (+5%)	2mo	$250,000	$194	54
233 Crosby Blvd	0.67mi	3/2.0	1,110 (-10%)	0mo	$360,000	$324	50
244 Kettering Dr	0.50mi	3/1.0	1,056 (-14%)	2mo	$170,000	$161	50
133 Allenhurst Rd	0.59mi	3/1.5	1,410 (+15%)	1mo	$332,800	$236	47

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: 4.9%
• Equity multiple: 1.20×
• Total profit: $8,501
• Equity at exit: $22,351

10-year hold

• IRR: 18.9%
• Equity multiple: 3.00×
• Total profit: $83,760
• 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: 6.4×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$786
• Tax from tax record: −$348 /mo · $4,178/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $350

Break-even live

Break-even rent $1,515

Max offer price $149,900

Occupancy floor 77%

Sensitivity live

Price	-10% $435	-5% $393	+0% $350	+5% $308	+10% $265
Rent	-10% $196	-5% $273	+0% $350	+5% $428	+10% $505
Rate	-1.0pp $426	-0.5pp $388	base $350	+0.5pp $311	+1.0pp $272

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	2d	1	0.16mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	18d	1	0.96mi
780 Millersport Hwy Unit 1 Buffalo, NY	2.0	1.0	850	$1,395	$1.64	44d	1	0.98mi
33 Tillotson Pl Buffalo, NY	3.0	1.0	1143	$2,095	$1.83	15d	1	0.99mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	2d	1	1.03mi
626 Englewood Ave Buffalo, NY	2.0	1.0	850	$1,550	$1.82	2d	1	1.19mi
2 Angle St Buffalo, NY	2.0	1.0	725	$1,212	$1.67	15d	2	1.21mi
212 Dellwood Rd Buffalo, NY	4.0	4.0	1209	$3,400	$2.81	2d	2	1.22mi
4765 N Bailey Ave Buffalo, NY	2.0	1.0	900	$2,100	$2.33	44d	1	1.22mi
627 Kenmore Ave Buffalo, NY	2.0	1.0	1000	$1,250	$1.25	24d	1	1.25mi
63 Garnet Rd Buffalo, NY	2.0	1.0	800	$1,350	$1.69	44d	1	1.30mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	1.31mi
182 Woodcrest Dr Amherst, NY	3.0	1.5	1380	$2,300	$1.67	20d	1	1.33mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	12d	1	1.38mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	44d	1	1.40mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	24d	1	1.40mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	3d	1	1.41mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	44d	1	1.44mi

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   listed $149,900 Active
3. 2013-10-23
   soldstatus $82,000 225-char remark

   Show marketing remark (225 chars)

   Priced to sell. Neat & clean 3 bedroom Cape with new tear off roof, hot water tank, electric service 2012, furnace 1992, partially fenced yard, repointed chimney, 2 bedrooms down, 1 bedroom up. Nice covered front porch.

4. 2013-10-18
   soldstatus $82,000
5. 2013-05-06
   listed $89,900 225-char remark

   Show marketing remark (225 chars)

   Priced to sell. Neat & clean 3 bedroom Cape with new tear off roof, hot water tank, electric service 2012, furnace 1992, partially fenced yard, repointed chimney, 2 bedrooms down, 1 bedroom up. Nice covered front porch.

ⓘ 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: $4,178 · $348/mo
• Projected year-2 tax: $4,178 · $348/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 · 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: $23,500
• − Mortgage interest: −$8,397
• − Property taxes: −$4,178
• − Insurance: −$750
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$4,361
• Taxable income: $2,055
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $3,711/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: Amherst Central School District
• NCES district ID: 3602920
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $68,551
• Composite: 53.21/100
• National rank: #1502
• State rank: #209 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

+66.7% since first listed

5 events — show timeline

• 2026-04-21 Pending — WNYREIS
• 2026-04-16 Listed $149,900 WNYREIS
• 2013-10-23 Sold (MLS) $82,000 WNYREIS
• 2013-10-18 Sold (Public Records) $82,000 Public Records
• 2013-05-06 Listed $89,900 WNYREIS

Property tax history

+3.4%/yr

Latest (2025): $4,178 · +9.1% YoY. Source: county tax records.