4670 Broadway · Depew, NY 14043

$149,900

3 bd · 1.5 ba · 1,671 sqft · SingleFamily public records · 152 Days on market

Built 1865 4,356 sqft lot $90/sqft · 46% below area Est $278k · 46% 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
• 1% rule +6.5/10.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4670 Broadway is a 4 bedroom, 1.5 bathroom two-story home on the corner of Broadway and Bryant. The property has vinyl windows throughout an updated kitchen with appliances and updated bathrooms. 1 Car attached garage, partial basement and a large attic which could be finished space.

Key facts

• Vinyl windows
• Updated bathrooms
• Updated kitchen

Tags

• VINYL WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOMS
• LARGE ATTIC

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 $20 ($235/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.7% in Depew — 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 71/100 on livability (#408 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, health & safety A-; Watch: crime F, amenities F, commute F.
• Depew Union Free School District (suburban): math 39% / reading 50% proficiency, ranked #461 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.8%/yr); 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $150k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 7.2

CMA / ARV

• ARV (median comp): $278,102
• List price: $149,900
• Delta: -46.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Lackawanna Ave	0.08mi	3/1.5	1,682 (+1%)	9mo	$277,000	$165	88
100 Lackawanna Ave	0.20mi	4/2.0 (+1)	1,749 (+5%)	1mo	$310,000	$177	75
635 Rowley Rd	0.53mi	3/2.0	1,665 (-0%)	10mo	$310,000	$186	64
41 Freemont Ave	0.59mi	3/1.5	1,584 (-5%)	2mo	$260,000	$164	62
324 River St	0.22mi	2/1.0 (-1)	1,465 (-12%)	1mo	$186,000	$127	62
1534 Como Park Blvd	0.63mi	4/2.0 (+1)	1,734 (+4%)	2mo	$307,000	$177	56
14 Autumn Ln	0.61mi	3/1.5	1,534 (-8%)	4mo	$280,000	$183	55
126 Chateau Ct	0.36mi	4/1.5 (+1)	1,840 (+10%)	10mo	$375,000	$204	53
22 Vanderbilt Ave	0.69mi	4/2.0 (+1)	1,700 (+2%)	9mo	$231,000	$136	50
190 West Ave	0.41mi	4/2.0 (+1)	1,890 (+13%)	3mo	$275,000	$146	50
37 Rossiter Ave	0.75mi	3/2.0	1,508 (-10%)	5mo	$275,000	$182	43
27 Autumn Ln	0.59mi	3/1.0	1,476 (-12%)	10mo	$355,000	$241	43

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 · 5.75% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.57×
• Total profit: $-17,923
• Equity at exit: $22,351

10-year hold

• IRR: 2.4%
• Equity multiple: 1.19×
• Total profit: $8,169
• 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 14043

• Home prices YoY: -34.2%
• Rents YoY: 5.8%
• Active inventory: 124
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$495 /mo · $5,939/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $20

Break-even live

Break-even rent $1,701

Max offer price $149,900

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1331 Borden Rd Unit R Depew, NY	3.0	1.5	1175	$1,595	$1.36	44d	1	0.80mi
5050 Transit Rd Apt 306 Depew, NY	2.0	2.0	1195	$1,999	$1.67	2d	1	0.91mi
Cowing St Lancaster, NY	3.0	1.0	1450	$1,400	$0.97	44d	1	1.16mi

Listing history 32 events

1. 2026-06-18
   days on market $149,900 Active 152 DOM
2. 2026-06-17
   days on market $149,900 Active 151 DOM
3. 2026-06-16
   days on market $149,900 Active 150 DOM
4. 2026-06-15
   pricedays on market $149,900 Active 149 DOM
5. 2026-06-13
   days on market $159,900 Active 147 DOM
6. 2026-06-10
   days on market $159,900 Active 144 DOM
7. 2026-06-09
   days on market $159,900 Active 143 DOM
8. 2026-06-08
   days on market $159,900 Active 142 DOM
9. 2026-06-07
   days on market $159,900 Active 141 DOM
10. 2026-06-03
    days on market $159,900 Active 137 DOM
11. 2026-06-02
    days on market $159,900 Active 136 DOM
12. 2026-06-01
    days on market $159,900 Active 135 DOM
13. 2026-05-31
    days on market $159,900 Active 134 DOM
14. 2026-04-28
    price $169,900 284-char remark

    Show marketing remark (284 chars)

    4670 Broadway is a 4 bedroom, 1.5 bathroom two-story home on the corner of Broadway and Bryant. The property has vinyl windows throughout an updated kitchen with appliances and updated bathrooms. 1 Car attached garage, partial basement and a large attic which could be finished space.

15. 2026-03-31
    price $174,900 284-char remark

    Show marketing remark (284 chars)

    4670 Broadway is a 4 bedroom, 1.5 bathroom two-story home on the corner of Broadway and Bryant. The property has vinyl windows throughout an updated kitchen with appliances and updated bathrooms. 1 Car attached garage, partial basement and a large attic which could be finished space.

16. 2026-03-07
    price $182,900 284-char remark

    Show marketing remark (284 chars)

    4670 Broadway is a 4 bedroom, 1.5 bathroom two-story home on the corner of Broadway and Bryant. The property has vinyl windows throughout an updated kitchen with appliances and updated bathrooms. 1 Car attached garage, partial basement and a large attic which could be finished space.

17. 2026-02-10
    price $189,900 284-char remark

    Show marketing remark (284 chars)

    4670 Broadway is a 4 bedroom, 1.5 bathroom two-story home on the corner of Broadway and Bryant. The property has vinyl windows throughout an updated kitchen with appliances and updated bathrooms. 1 Car attached garage, partial basement and a large attic which could be finished space.

18. 2026-01-17
    historical
19. 2026-01-16
    listed $199,900 Active 284-char remark

    Show marketing remark (284 chars)

    4670 Broadway is a 4 bedroom, 1.5 bathroom two-story home on the corner of Broadway and Bryant. The property has vinyl windows throughout an updated kitchen with appliances and updated bathrooms. 1 Car attached garage, partial basement and a large attic which could be finished space.

20. 2026-01-15
    price $199,900
21. 2025-12-16
    price $204,900
22. 2025-11-11
    price $209,900
23. 2025-10-16
    price $219,900
24. 2025-09-13
    price $229,900
25. 2025-08-15
    listed $239,900 Active
26. 2016-10-21
    historical
27. 2016-02-09
    price $74,900
28. 2015-09-14
    price $83,900
29. 2015-05-13
    listed $59,900 Active
30. 2015-04-23
    historical
31. 2014-11-03
    listed $59,900
32. 1997-07-11
    soldstatus $25,000

ⓘ 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: $5,939 · $495/mo
• Projected year-2 tax: $5,939 · $495/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: $20,704
• − Mortgage interest: −$8,397
• − Property taxes: −$5,939
• − Insurance: −$750
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$4,361
• Taxable loss: −$2,054
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $728/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: Depew Union Free School District
• NCES district ID: 3609030
• Math proficiency: 39% ▼ -19.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $51,488
• Composite: 38.33/100
• National rank: #4224
• State rank: #461 of 590 in NY

Livability — Depew

• Score: 71/100
• State rank: #408
• US rank: #7016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Depew, NY
• County: Erie County · 714,559 people
• City population: 25,098
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 25,098
• Household income: $74,112
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 854.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 3% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 30% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Arabic 3% Russian/Polish/Slavic 2% Spanish 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: ▼ -152.13%
• Current HPI: 292.1082
• Rent YoY: ▲ 5.75%
• 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

+579.6% since first listed

19 events — show timeline

• 2026-04-28 Price Changed $169,900 WNYREIS
• 2026-03-31 Price Changed $174,900 WNYREIS
• 2026-03-07 Price Changed $182,900 WNYREIS
• 2026-02-10 Price Changed $189,900 WNYREIS
• 2026-01-17 Listing Removed — WNYREIS
• 2026-01-16 Listed $199,900 WNYREIS
• 2026-01-15 Price Changed $199,900 WNYREIS
• 2025-12-16 Price Changed $204,900 WNYREIS
• 2025-11-11 Price Changed $209,900 WNYREIS
• 2025-10-16 Price Changed $219,900 WNYREIS
• 2025-09-13 Price Changed $229,900 WNYREIS
• 2025-08-15 Listed $239,900 WNYREIS
• 2016-10-21 Listing Removed — WNYREIS
• 2016-02-09 Price Changed $74,900 WNYREIS
• 2015-09-14 Price Changed $83,900 WNYREIS
• 2015-05-13 Listed $59,900 WNYREIS
• 2015-04-23 Listing Removed — WNYREIS
• 2014-11-03 Listed $59,900 WNYREIS
• 1997-07-11 Sold (Public Records) $25,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $5,939 · +3.7% YoY. Source: county tax records.