1050 Reserve Rd #3 · West Seneca, NY 14224

$144,900

2 bd · 1.0 ba · 978 sqft · Condo public records · 6 Days on market

Built 1970 $325/mo HOA · 21% of rent

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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).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own?! This cozy 2nd floor end-unit condo features a bright/updated kitchen, central living room, 2 sizable bedrooms w/ closet built-ins, and a full bathroom w/ tile shower/tub. There are newer vinyl windows throughout, AC 24', and Furnace 21'. The basement houses your private 10'x15' storage room and coin/phone app operated laundry. HOA pays for snow removal, water/sewer bill, common area maintenance, and trash collection. Showings start Fri 11/8 @ 12pm. Open House Sat. 11/9 1pm-3pm. Offers will be reviewed Wed. 11/13 @ 12pm.

Key facts

• Large closets
• Updated kitchen
• Updated cabinetry

Tags

• UPDATED KITCHEN
• HARD SURFACE COUNTERS
• UPDATED CABINETRY
• LARGE BRIGHT LIVINGROOM
• LARGE CLOSETS
• TILED SHOWER

Property features AI

Finance

• Other: Resale property; Pets not allowed
• HOA & community: Association: Andruschat; Association fee $325 monthly; Fee covers common area maintenance, common area insurance, insurance, reserve fund, sewer, snow removal, trash, and water

Exterior

• Parking: No garage; Open parking available
• Utilities: Public water (connected); Sewer connected; Cable available
• Home design: Single-story brick home; Existing structure
• Construction: Brick construction; Asphalt roof
• Exterior features: Rectangular lot (approx. 33 x 30)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (11.8% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (11.8% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.7% in West Seneca — 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 79/100 on livability (#130 in NY, #2,089 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: amenities D, commute F.
• Orchard Park Central School District (suburban): math 57% / reading 73% proficiency, ranked #158 of 590 in NY (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 201 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,859 (11.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-29,387
• Equity at exit: $21,605

10-year hold

• IRR: -13.7%
• Equity multiple: 0.20×
• Total profit: $-32,540
• Equity at exit: $12,528

Cash invested: $40,572 (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 14224

• Active inventory: 201
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$60
• HOA: −$325
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-96

Break-even live

Break-even rent $1,706

Max offer price $127,859

Occupancy floor —

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 Southwestern Blvd West Seneca, NY	2.0	1.0	930	$1,485	$1.60	1d	1	0.87mi
1590 Southwestern Blvd Unit C16 Buffalo, NY	1.0	1.0	1040	$1,725	$1.66	1d	1	1.09mi
220 Countryside Ln Orchard Park, NY	2.0	1.0–1.5	900	$1,568	$1.74	1d	1	1.11mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Likely covers: watersewertrashsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-13
   status $144,900 Pending 6 DOM
2. 2026-06-10
   days on market $144,900 Active 6 DOM
3. 2026-06-09
   days on market $144,900 Active 5 DOM
4. 2026-06-08
   days on market $144,900 Active 4 DOM
5. 2026-06-07
   days on market $144,900 Active 3 DOM
6. 2026-06-05
   remarks 695-char remark
7. 2026-06-05
   listed $144,900 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: $2,429 · $202/mo
• Projected year-2 tax: $2,439 · $203/mo
• Expected delta: +$10/yr (+$1/mo · 0.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,005
• − Mortgage interest: −$8,117
• − Property taxes: −$2,429
• − Insurance: −$724
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − HOA: −$3,900
• − Depreciation: −$4,215
• Taxable loss: −$3,421
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $-337/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: Orchard Park Central School District
• NCES district ID: 3621900
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 73% ▲ 6.00%
• Median HH income: $79,354
• Composite: 57.97/100
• National rank: #1039
• State rank: #158 of 590 in NY

Livability — West Seneca

• Score: 79/100
• State rank: #130
• US rank: #2089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Seneca, NY
• City population: 41,101
• Population (ZIP): 41,101

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 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 22% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -211.03%
• Current HPI: 303.7523
• 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

+163.5% since first listed

15 events — show timeline

• 2026-06-04 Listed $144,900 WNYREIS
• 2025-02-06 Sold (MLS) $135,000 WNYREIS
• 2025-02-03 Sold (Public Records) $135,000 Public Records
• 2024-11-17 Pending — WNYREIS
• 2024-11-07 Listed $135,000 WNYREIS
• 2020-01-17 Sold (Public Records) $78,000 Public Records
• 2020-01-17 Sold (MLS) $78,000 WNYREIS
• 2019-10-28 Pending — WNYREIS
• 2019-10-24 Relisted — WNYREIS
• 2019-09-24 Pending — WNYREIS
• 2019-09-23 Pending — WNYREIS
• 2019-09-13 Price Changed $79,500 WNYREIS
• 2019-08-28 Listed $81,500 WNYREIS
• 2012-10-01 Listed $52,000 WNYREIS
• 2007-03-23 Sold (Public Records) $55,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,429 · +0.4% YoY. Source: county tax records.