175 Margaret Rd · Eggertsville, NY 14226

$235,000

4 bd · 2.0 ba · 1,289 sqft · SingleFamily public records · 1 Days on market

Built 1957 5,152 sqft lot Est $289k · 19% 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).

• Cash flow +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.9/10.0
• Rent growth +4.8/5.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 175 Margaret Road, a beautifully maintained 4-bedroom, 2 full bath home in one of Amherst's most convenient and sought-after locations. Offering a blend of character, comfort, and functionality, this home features hardwood floors, spacious living areas, and a well-appointed kitchen with solid wood cabinetry, gas range, microwave, dishwasher, and refrigerator included. The flexible floor plan provides room to accommodate a variety of needs, while thoughtful details throughout add charm and practicality. One of the upstairs bedrooms features a unique pull-out bookcase that reveals additional hidden storage space, creating both character and functionality. Glass block windows add st

Key facts

• Solid wood cabinetry
• Hardwood floors
• Gas range

Tags

• HARDWOOD FLOORS
• WELL-APPOINTED KITCHEN
• SOLID WOOD CABINETRY
• GAS RANGE
• UNIQUE PULL-OUT BOOKCASE
• HIDDEN STORAGE SPACE

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story listed (multiple levels present); Existing construction; City street frontage; Rectangular residential lot (approx. 46 x 112)
• Construction: Aluminum and vinyl siding; Copper plumbing; Asphalt roof; Poured foundation; Resale condition
• Exterior features: Concrete driveway; Enclosed porch; Open porch; Partial fencing; Fence

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Range hood; Refrigerator; Exhaust fan; Eat-in kitchen
• Bedrooms: Two main-level bedrooms; Two second-level bedrooms
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring types
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Accessible doors; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Bedroom on main level; Has basement with full finish and sump pump
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $233k (0.7% below list).
• Recommended offer: $233k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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-.
• Sweet Home Central School District (suburban): math 46% / reading 59% proficiency, ranked #342 of 590 in NY (top 58%) — 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 33% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $66k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $233,248 (0.7% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.99% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $288,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Capen Blvd	0.48mi	4/1.0	1,260 (-2%)	1mo	$260,504	$207	69
12 Delta Rd	0.31mi	3/1.5 (-1)	1,374 (+7%)	4mo	$260,000	$189	64
329 Springville Ave	0.68mi	3/2.0 (-1)	1,306 (+1%)	0mo	$322,040	$247	61
652 Moore Ave	0.46mi	3/1.5 (-1)	1,182 (-8%)	2mo	$265,000	$224	56
747 Sweet Home Rd	0.74mi	3/2.0 (-1)	1,354 (+5%)	1mo	$332,150	$245	51
4727 N Bailey Ave	0.55mi	3/2.0 (-1)	1,440 (+12%)	1mo	$280,000	$194	49
41 Rochelle Park	0.55mi	3/1.5 (-1)	1,416 (+10%)	2mo	$264,900	$187	49
624 Moore Ave	0.52mi	3/1.5 (-1)	1,103 (-14%)	0mo	$285,000	$258	45
62 Conant Dr	0.71mi	3/1.5 (-1)	1,404 (+9%)	2mo	$215,000	$153	44
966 Parkhurst Blvd	0.73mi	3/2.0 (-1)	1,482 (+15%)	1mo	$342,000	$231	35
414 Longmeadow Rd	0.70mi	3/1.0 (-1)	1,111 (-14%)	3mo	$270,000	$243	33
51 Conant Dr	0.71mi	3/1.0 (-1)	1,097 (-15%)	2mo	$225,000	$205	31

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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-15,118
• Equity at exit: $35,039

10-year hold

• IRR: 9.1%
• Equity multiple: 1.86×
• Total profit: $56,821
• Equity at exit: $20,319

Cash invested: $65,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$346 /mo · $4,157/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $166

Break-even live

Break-even rent $2,122

Max offer price $235,000

Occupancy floor 88%

Sensitivity live

Price	-10% $299	-5% $232	+0% $166	+5% $99	+10% $33
Rent	-10% $-18	-5% $74	+0% $166	+5% $258	+10% $350
Rate	-1.0pp $284	-0.5pp $226	base $166	+0.5pp $105	+1.0pp $43

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Woodcrest Dr Amherst, NY	3.0	1.5	1380	$2,300	$1.67	19d	1	0.74mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	2d	1	0.77mi
524 University Ave Buffalo, NY	3.0	1.0	1840	$1,600	$0.87	2d	1	0.84mi
1257 Brighton Rd Tonawanda, NY	4.0	1.0	1268	$2,500	$1.97	16d	1	1.00mi
1257 Brighton Rd Tonawanda, NY	4.0	1.0	1268	$2,500	$1.97	3d	1	1.00mi
212 Dellwood Rd Buffalo, NY	4.0	4.0	1209	$3,400	$2.81	2d	2	1.01mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	17d	1	1.10mi
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	24d	1	1.11mi
954 Brighton Rd Tonawanda, NY	3.0	2.0	1560	$1,700	$1.09	3d	1	1.34mi
2776 Eggert Rd #2 Tonawanda, NY	3.0	1.0	972	$1,600	$1.65	24d	1	1.35mi
33 Tillotson Pl Buffalo, NY	3.0	1.0	1143	$2,095	$1.83	15d	1	1.45mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $235,000 Active 1 DOM

ⓘ 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: $4,157 · $346/mo
• Projected year-2 tax: $4,157 · $346/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: $27,990
• − Mortgage interest: −$13,164
• − Property taxes: −$4,157
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$6,836
• Taxable loss: −$1,821
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $2,428/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: Sweet Home Central School District
• NCES district ID: 3628500
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $48,509
• Composite: 44.67/100
• National rank: #2765
• State rank: #342 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

1 event — show timeline

• 2026-06-18 Listed $235,000 WNYREIS

Property tax history

+5.8%/yr

Latest (2025): $4,157 · -20.6% YoY. Source: county tax records.