799 Main St · West Seneca, NY 14224

$49,900

2 bd · 1.0 ba · 934 sqft · SingleFamily public records · 11 Days on market

Built 1930 10,000 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

UPDATE: We have 2 offers and are giving until 5pm on 5-01 for any others to be submitted. Calling all investors and fix n flippers! What an opportunity on quaint Main St in West Seneca. Roof is about 6 years old and the windows, vinyl siding and water heater are from within the last 2 years. A pipe burst and there was some water damage to the first floor and needs some significant repair along with cosmetic updating throughout. Check the comps, ARV should be in the 275K range so nice opportunity here for someone with the ability and means to fix it up.

Key facts

• 0.23 acre lot
• Built 1930
• Listed 11 days

Tags

• ROOF ABOUT 6 YEARS OLD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: Dirt driveway; Rectangular residential lot, approximately 50 x 200

Interior

• Kitchen: Refrigerator
• Bedrooms: Total rooms: 5 (includes living room)
• Flooring: Carpet; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall unit cooling; Heating details listed in remarks
• Interior features: Eat-in kitchen; Separate/formal living room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 25.3% 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.
• West Seneca Central School District (suburban): math 49% / reading 55% proficiency, ranked #336 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 202 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1930 — 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: 2.88% ✓
• Cap rate: 25.32%
• Cash-on-cash: 67.94%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $238,170
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
799 Main St	0.00mi	2/1.0	934 (0%)	1mo	$40,000	$43	100
4585 Seneca St	0.60mi	2/1.0	1,010 (+8%)	1mo	$185,000	$183	58
41 Wedgewood Dr	0.71mi	3/1.0 (+1)	925 (-1%)	7mo	$210,000	$227	55
488 Mill Rd	0.61mi	3/1.0 (+1)	1,008 (+8%)	2mo	$135,000	$134	52
205 Warren Ave	0.65mi	3/1.0 (+1)	1,006 (+8%)	8mo	$307,000	$305	45
184 Hi Vw	0.52mi	2/1.0	1,032 (+10%)	17mo	$263,000	$255	44
215 Almont Ave	0.68mi	2/1.0	832 (-11%)	14mo	$215,000	$258	39
62 Osgood Ave	0.56mi	3/1.0 (+1)	1,008 (+8%)	22mo	$327,500	$325	37
48 Sky Hi Dr	0.51mi	3/1.0 (+1)	1,064 (+14%)	16mo	$235,000	$221	35
5 Cathedral Ct	0.55mi	3/2.0 (+1)	1,008 (+8%)	22mo	$300,000	$298	34
41 Norwood Dr	0.40mi	3/1.0 (+1)	1,071 (+15%)	23mo	$290,000	$271	33

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: 67.3%
• Equity multiple: 4.03×
• Total profit: $42,321
• Equity at exit: $7,440

10-year hold

• IRR: 71.5%
• Equity multiple: 8.29×
• Total profit: $101,819
• Equity at exit: $4,314

Cash invested: $13,972 (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 14224

• Active inventory: 202
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $791

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 40%

Sensitivity live

Price	-10% $826	-5% $808	+0% $791	+5% $774	+10% $757
Rent	-10% $677	-5% $734	+0% $791	+5% $848	+10% $905
Rate	-1.0pp $816	-0.5pp $804	base $791	+0.5pp $778	+1.0pp $765

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 Boncroft Dr Unit Upper West Seneca, NY	2.0	1.0	936	$1,300	$1.39	44d	1	0.86mi
510 Center Rd West Seneca, NY	2.0	1.0–1.5	1054	$1,515	$1.44	2d	2	1.05mi
72 Oakridge Dr West Seneca, NY	1.0–2.0	1.0	725	$1,250	$1.72	3d	8	1.11mi
3266 Seneca St Buffalo, NY	1.0–2.0	1.0–2.0	825	$2,015	$2.44	2d	1	1.37mi
1291 Indian Church Rd Buffalo, NY	1.0–2.0	1.0–1.5	692	$1,150	$1.66	4d	1	1.48mi

Listing history 11 events

1. 2026-05-02
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-16
   status Pending
4. 2026-04-08
   listed $49,900 Active
5. 2026-02-11
   status Pending
6. 2026-02-11
   historical
7. 2026-01-07
   price $104,000
8. 2025-10-29
   price $109,900
9. 2025-10-16
   price $114,900
10. 2025-10-08
    price $124,900
11. 2025-09-25
    listed $134,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥92°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: $17,255
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$1,452
• Taxable income: $9,249
• Est. tax owed @ 24.0%: −$2,220
• After-tax cash flow: $7,273/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: West Seneca Central School District
• NCES district ID: 3630780
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $54,231
• Composite: 44.83/100
• National rank: #2735
• State rank: #336 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

-63.0% since first listed

11 events — show timeline

• 2026-05-02 Pending — UNYREIS
• 2026-04-28 Relisted — UNYREIS
• 2026-04-16 Pending — UNYREIS
• 2026-04-08 Listed $49,900 UNYREIS
• 2026-02-11 Pending — WNYREIS
• 2026-02-11 Listing Removed — WNYREIS
• 2026-01-07 Price Changed $104,000 WNYREIS
• 2025-10-29 Price Changed $109,900 WNYREIS
• 2025-10-16 Price Changed $114,900 WNYREIS
• 2025-10-08 Price Changed $124,900 WNYREIS
• 2025-09-25 Listed $134,900 WNYREIS

Property tax history

+6.2%/yr

Latest (2025): $2,786 · +0.6% YoY. Source: county tax records.