1 Center St · Angola, NY 14006

$119,900

3 bd · 1.5 ba · 1,523 sqft · SingleFamily public records · 10 Days on market

Built 1860 0.54 ac lot

---

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 +23.1/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.1/10.0
• 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

GREAT NEWS! HUD STILL THINKS IT'S CHRISTMAS AND IS ALMOST GIVING THIS ONE AWAY! PRICED AT 1/2 IT'S ASSESSED VALUE, COME SEE THIS LARGE 3 BEDROOM, 1.5 BATHS, VINYL SIDED, NEWER ARCH. ROOF, LOCATED ON A CORNER WITH OVER 23000 SQ FT LOT. THE INTERIOR FEATURES A BREAKFEAST DING AREA, HUGE LIVING ROOM, DEN, FAMILY ROOM, ENCLOSED FRONT PORCH, AND A 2+ CAR DETACHED GARAGE. MAKE YOUR APPOINTMENT TODAY.

Key facts

• Office
• Modernized kitchen
• Corner lot

Tags

• CORNER LOT
• DETACHED GARAGE
• MODERNIZED KITCHEN
• SPACIOUS LIVING ROOM
• OFFICE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• Location reads 68/100 on livability (#555 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: schools C-, amenities F, commute F.
• Evans-Brant Central School District (Lake Shore) (suburban): math 43% / reading 51% proficiency, ranked #424 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 100 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $37k; list at $120k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1860 — 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. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $240,634
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Orchard Ave	0.18mi	3/1.0	1,494 (-2%)	10mo	$230,000	$154	78
29 School St	0.07mi	3/1.0	1,621 (+6%)	13mo	$151,000	$93	73
1 Forest Ave	0.37mi	3/2.0	1,581 (+4%)	3mo	$249,100	$158	72
75 Woodward Ave	0.24mi	3/2.0	1,450 (-5%)	10mo	$325,000	$224	71
89 Center St	0.25mi	4/1.0 (+1)	1,465 (-4%)	7mo	$227,000	$155	69
41 Mill St	0.24mi	3/2.0	1,404 (-8%)	7mo	$226,000	$161	68
27 Dellwood Ave	0.42mi	3/1.5	1,518 (-0%)	16mo	$211,000	$139	66
17 Lorain St	0.27mi	3/1.5	1,596 (+5%)	18mo	$207,100	$130	64
73 Mill St	0.24mi	4/2.5 (+1)	1,384 (-9%)	12mo	$279,000	$202	55
206 Lake St	0.61mi	3/1.0	1,380 (-9%)	6mo	$210,000	$152	49
27 Newton St	0.41mi	3/1.0	1,321 (-13%)	10mo	$230,000	$174	49
68 Sunset Blvd	0.55mi	4/1.5 (+1)	1,401 (-8%)	11mo	$261,000	$186	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,630
• Equity at exit: $17,877

10-year hold

• IRR: 5.3%
• Equity multiple: 1.40×
• Total profit: $13,324
• 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 14006

• Home prices YoY: -16.8%
• Active inventory: 100
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$378 /mo · $4,541/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $214

Break-even live

Break-even rent $1,338

Max offer price $119,900

Occupancy floor 82%

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: —

Listing history 11 events

1. 2026-04-12
   status Pending
2. 2026-04-02
   listed $119,900 Active
3. 2017-11-03
   soldstatus $37,050 Closed Sale or Rented 397-char remark

   Show marketing remark (397 chars)

   GREAT NEWS! HUD STILL THINKS IT'S CHRISTMAS AND IS ALMOST GIVING THIS ONE AWAY! PRICED AT 1/2 IT'S ASSESSED VALUE, COME SEE THIS LARGE 3 BEDROOM, 1.5 BATHS, VINYL SIDED, NEWER ARCH. ROOF, LOCATED ON A CORNER WITH OVER 23000 SQ FT LOT. THE INTERIOR FEATURES A BREAKFEAST DING AREA, HUGE LIVING ROOM, DEN, FAMILY ROOM, ENCLOSED FRONT PORCH, AND A 2+ CAR DETACHED GARAGE. MAKE YOUR APPOINTMENT TODAY.

4. 2017-09-07
   status Pending Sale 397-char remark

   Show marketing remark (397 chars)

   GREAT NEWS! HUD STILL THINKS IT'S CHRISTMAS AND IS ALMOST GIVING THIS ONE AWAY! PRICED AT 1/2 IT'S ASSESSED VALUE, COME SEE THIS LARGE 3 BEDROOM, 1.5 BATHS, VINYL SIDED, NEWER ARCH. ROOF, LOCATED ON A CORNER WITH OVER 23000 SQ FT LOT. THE INTERIOR FEATURES A BREAKFEAST DING AREA, HUGE LIVING ROOM, DEN, FAMILY ROOM, ENCLOSED FRONT PORCH, AND A 2+ CAR DETACHED GARAGE. MAKE YOUR APPOINTMENT TODAY.

5. 2017-09-01
   status Active 397-char remark

   Show marketing remark (397 chars)

   GREAT NEWS! HUD STILL THINKS IT'S CHRISTMAS AND IS ALMOST GIVING THIS ONE AWAY! PRICED AT 1/2 IT'S ASSESSED VALUE, COME SEE THIS LARGE 3 BEDROOM, 1.5 BATHS, VINYL SIDED, NEWER ARCH. ROOF, LOCATED ON A CORNER WITH OVER 23000 SQ FT LOT. THE INTERIOR FEATURES A BREAKFEAST DING AREA, HUGE LIVING ROOM, DEN, FAMILY ROOM, ENCLOSED FRONT PORCH, AND A 2+ CAR DETACHED GARAGE. MAKE YOUR APPOINTMENT TODAY.

6. 2017-05-19
   status Pending Sale 397-char remark

   Show marketing remark (397 chars)

   GREAT NEWS! HUD STILL THINKS IT'S CHRISTMAS AND IS ALMOST GIVING THIS ONE AWAY! PRICED AT 1/2 IT'S ASSESSED VALUE, COME SEE THIS LARGE 3 BEDROOM, 1.5 BATHS, VINYL SIDED, NEWER ARCH. ROOF, LOCATED ON A CORNER WITH OVER 23000 SQ FT LOT. THE INTERIOR FEATURES A BREAKFEAST DING AREA, HUGE LIVING ROOM, DEN, FAMILY ROOM, ENCLOSED FRONT PORCH, AND A 2+ CAR DETACHED GARAGE. MAKE YOUR APPOINTMENT TODAY.

7. 2017-05-04
   historical Under Contract- Do Not Show 397-char remark

   Show marketing remark (397 chars)

   GREAT NEWS! HUD STILL THINKS IT'S CHRISTMAS AND IS ALMOST GIVING THIS ONE AWAY! PRICED AT 1/2 IT'S ASSESSED VALUE, COME SEE THIS LARGE 3 BEDROOM, 1.5 BATHS, VINYL SIDED, NEWER ARCH. ROOF, LOCATED ON A CORNER WITH OVER 23000 SQ FT LOT. THE INTERIOR FEATURES A BREAKFEAST DING AREA, HUGE LIVING ROOM, DEN, FAMILY ROOM, ENCLOSED FRONT PORCH, AND A 2+ CAR DETACHED GARAGE. MAKE YOUR APPOINTMENT TODAY.

8. 2017-04-14
   listed $40,000 Active 397-char remark

   Show marketing remark (397 chars)

   GREAT NEWS! HUD STILL THINKS IT'S CHRISTMAS AND IS ALMOST GIVING THIS ONE AWAY! PRICED AT 1/2 IT'S ASSESSED VALUE, COME SEE THIS LARGE 3 BEDROOM, 1.5 BATHS, VINYL SIDED, NEWER ARCH. ROOF, LOCATED ON A CORNER WITH OVER 23000 SQ FT LOT. THE INTERIOR FEATURES A BREAKFEAST DING AREA, HUGE LIVING ROOM, DEN, FAMILY ROOM, ENCLOSED FRONT PORCH, AND A 2+ CAR DETACHED GARAGE. MAKE YOUR APPOINTMENT TODAY.

9. 2014-10-29
   historical
10. 2014-02-13
    listed $37,050
11. 2000-08-02
    soldstatus $76,320

ⓘ 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: $4,541 · $378/mo
• Projected year-2 tax: $4,541 · $378/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,310
• − Mortgage interest: −$6,716
• − Property taxes: −$4,541
• − Insurance: −$600
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$3,488
• Taxable income: $875
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $2,359/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: Evans-Brant Central School District (Lake Shore)
• NCES district ID: 3616560
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $56,433
• Composite: 40.89/100
• National rank: #3619
• State rank: #424 of 590 in NY

Livability — Angola

• Score: 68/100
• State rank: #555
• US rank: #9956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angola, NY
• City population: 9,354
• Population (ZIP): 9,354

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 16% Italian 4% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 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: ▼ -80.95%
• Current HPI: 401.7461
• 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

+57.1% since first listed

11 events — show timeline

• 2026-04-12 Pending — WNYREIS
• 2026-04-02 Listed $119,900 WNYREIS
• 2017-11-03 Sold (MLS) $37,050 WNYREIS
• 2017-09-07 Pending — WNYREIS
• 2017-09-01 Relisted — WNYREIS
• 2017-05-19 Pending — WNYREIS
• 2017-05-04 Contingent — WNYREIS
• 2017-04-14 Listed $40,000 WNYREIS
• 2014-10-29 Listing Removed — WNYREIS
• 2014-02-13 Listed $37,050 WNYREIS
• 2000-08-02 Sold (Public Records) $76,320 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,541 · +1.0% YoY. Source: county tax records.