329 Seabrook Dr · Harris Hill, NY 14221

$364,900

4 bd · 1.5 ba · 1,805 sqft · SingleFamily public records · 7 Days on market

Built 1970 9,112 sqft lot Est $422k · 14% under

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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).

• ARV discount +13.6/15.0
• Cash flow +11.1/30.0
• Schools +6.3/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 329 Seabrook! This is the first time this home has been offered for sale since it was built in 1970. Lovingly maintained over the years, it’s ready for a new owner to come in and make it their own. Outside, you’ll find an architectural shingle roof and the only paver stone driveway in all of Dana Heights—giving this home a unique character that truly stands out. The fully fenced backyard features a covered patio, perfect for relaxing or entertaining. Inside offers a fantastic layout with a large formal living room and dining room that flow into a spacious eat-in kitchen, plus a separate family room—providing plenty of space for both everyday living and hos

Key facts

• Copper plumbing
• Covered patio
• Paver stone driveway

Tags

• ARCHITECTURAL SHINGLE ROOF
• PAVER STONE DRIVEWAY
• FULLY FENCED BACKYARD
• COVERED PATIO
• HIGH-EFFICIENCY FURNACE
• COPPER PLUMBING

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Paver block driveway
• Utilities: Public water connected; Sewer connected
• Home design: Two-story existing home
• Construction: Aluminum siding; Asphalt roof; Poured foundation; Built previously (existing)
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 67 x 136

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 8; Includes family room
• Flooring: Carpet; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Combined living and dining area; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (17.2% below list).
• Recommended offer: $302k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.7% in Harris Hill — 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 72/100 on livability (#345 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: amenities F, commute F, cost of living F.
• 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); 334 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).
• This rent runs 36% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $302,282 (17.2% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.83% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $422,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 Sprucewood Ter	0.14mi	4/2.5	1,854 (+3%)	0mo	$490,000	$264	85
271 Sprucewood	0.15mi	3/1.5 (-1)	1,788 (-1%)	4mo	$391,000	$219	83
306 Sagewood	0.16mi	4/1.5	1,907 (+6%)	1mo	$433,000	$227	82
434 Sprucewood	0.20mi	4/2.5	1,728 (-4%)	1mo	$410,000	$237	79
215 Fruitwood Ter	0.21mi	3/1.5 (-1)	1,852 (+3%)	5mo	$405,000	$219	77
141 Fruitwood Ter	0.32mi	4/2.0	1,672 (-7%)	0mo	$395,000	$236	70
540 Bauman Rd	0.53mi	4/1.5	1,840 (+2%)	4mo	$361,800	$197	69
28 Gatewood Ln	0.35mi	3/1.5 (-1)	1,886 (+4%)	5mo	$370,000	$196	66
202 Sagewood	0.26mi	4/2.5	1,987 (+10%)	1mo	$465,000	$234	66
535 Bauman Rd	0.51mi	4/1.5	1,909 (+6%)	4mo	$295,000	$155	64
455 Teakwood	0.33mi	4/1.5	1,572 (-13%)	0mo	$450,000	$286	63
308 Patrice Ter	0.43mi	3/1.5 (-1)	1,697 (-6%)	3mo	$397,000	$234	62

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 · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.39×
• Total profit: $-62,308
• Equity at exit: $54,408

10-year hold

• IRR: -5.5%
• Equity multiple: 0.61×
• Total profit: $-39,564
• Equity at exit: $31,550

Cash invested: $102,172 (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: 334
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,023 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$471 /mo · $5,653/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-149

Break-even live

Break-even rent $3,211

Max offer price $338,637

Occupancy floor 100%

Sensitivity live

Price	-10% $58	-5% $-45	+0% $-149	+5% $-252	+10% $-355
Rent	-10% $-387	-5% $-268	+0% $-149	+5% $-29	+10% $90
Rate	-1.0pp $35	-0.5pp $-56	base $-149	+0.5pp $-243	+1.0pp $-339

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Sagewood Ter Buffalo, NY	4.0	1.5	1907	$3,000	$1.57	4d	1	0.19mi
10 Arielle Ct Williamsville, NY	1.0–3.0	1.0–2.0	1063	$2,738	$2.57	2d	10	0.97mi
15 Telfair Dr Buffalo, NY	4.0	2.5	1976	$4,250	$2.15	4d	1	1.15mi
6842 Main St Unit 3 Bedroom Application Williamsville, NY	3.0	2.0	1389	$2,495	$1.80	2d	1	1.45mi
6842 Main St Unit Townhome Application Williamsville, NY	3.0	2.5	1650	$2,795	$1.69	2d	1	1.45mi

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   listed $364,900 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: $5,653 · $471/mo
• Projected year-2 tax: $5,910 · $492/mo
• Expected delta: +$257/yr (+$21/mo · 4.5%)

ⓘ 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 2/10 Low 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: $36,274
• − Mortgage interest: −$20,440
• − Property taxes: −$5,653
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,902
• − Management: −$2,902
• − Depreciation: −$10,615
• Taxable loss: −$8,063
• Est. tax savings @ 24.0%: +$1,935
• After-tax cash flow: $151/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 — Harris Hill

• Score: 72/100
• State rank: #345
• US rank: #5816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• 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

2 events — show timeline

• 2026-04-28 Pending — WNYREIS
• 2026-04-21 Listed $364,900 WNYREIS

Property tax history

+2.1%/yr

Latest (2025): $5,653 · +2.1% YoY. Source: county tax records.