3146 Winsted Rd · Wanakah, NY 14075

$219,999

2 bd · 1.5 ba · 1,033 sqft · SingleFamily public records · 7 Days on market

Built 1900 6,479 sqft lot $213/sqft · 8% above area Est $343k · 36% under

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Why this score? — see what drove the F 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
• Schools +4.7/10.0
• Cash flow +4.2/30.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3146 Windsted Road in Hamburg, New York! Situated on a neighborhood street and conveniently located close to all amenities with access to Hamburg Beach, this unique property offers incredible opportunity. This one-of-a-kind lot features two separate homes plus a 2.5 car garage. The front house offers 2 bedrooms, 1.5 bath, and a generously sized living area. The rear house also includes 2 bedrooms, an eat-in kitchen, and a comfortable living space. Both homes and the garage have been updated with new roofs and siding, providing peace of mind for the next owner. The property also features a large concrete driveway with plenty of parking and a private yard. With some updating, this property is perfect for an investment opportunity or an ideal in-law setup. Offers will be reviewed as they are received; the seller reserves the right to set a deadline. Property is also listed as single family MLS# B1678749 Open House Sat. 5/9 11AM-1PM

Key facts

• 6,479 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached garage with storage and workshop; Approximately 2.5 garage spaces
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Existing construction; Faces main thoroughfare; Lake Erie waterfront with beach access
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Awning(s); Concrete driveway; Private yard; Covered porch; Porch; Shed(s) / exterior storage; See remarks

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Galley-style kitchen
• Bedrooms: Four main-level bedrooms; Guest quarters / in-law suite included
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Two full bathrooms; One half bathroom; Three main-level bathrooms
• Heating & cooling: Gas heating; Radiant heating
• Interior features: Separate/formal living room; Galley kitchen; Guest accommodations / in-law floorplan; Pantry; Main-level primary bedroom and primary suite; Bedroom on main level; Workshop; See remarks
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-596 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (47.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (40.6% below list).
• Recommended offer: $115k (47.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#508 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Frontier Central School District (suburban): math 54% / reading 55% proficiency, ranked #301 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 262 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,762 (47.8% 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 1900 — 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. 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?
5. 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.
6. 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.
7. 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: 0.59% ✗
• Cap rate: 3.04%
• Cash-on-cash: -11.61%
• DSCR: 0.48
• GRM: 14.0

CMA / ARV

• ARV (median comp): $343,238
• List price: $219,999
• Delta: -35.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3191 Durham Rd	0.17mi	3/1.0 (+1)	1,064 (+3%)	13mo	$230,000	$216	69
3097 Seaford	0.21mi	3/1.0 (+1)	960 (-7%)	12mo	$93,500	$97	62
4439 Stratford Ter	0.13mi	3/2.0 (+1)	1,085 (+5%)	23mo	$251,500	$232	59
3139 Durham Rd	0.20mi	3/1.0 (+1)	899 (-13%)	4mo	$130,000	$145	59
4606 Exeter Ter	0.24mi	3/1.0 (+1)	960 (-7%)	18mo	$230,000	$240	55
4724 Morgan Pkwy	0.45mi	2/1.0	1,116 (+8%)	15mo	$250,000	$224	51
4628 Morgan Pkwy	0.28mi	3/1.5 (+1)	1,112 (+8%)	22mo	$252,500	$227	51
4815 Morgan Pkwy Pkwy	0.67mi	3/1.0 (+1)	960 (-7%)	1mo	$217,500	$227	50
3113 Durham Rd	0.30mi	3/1.0 (+1)	1,185 (+15%)	19mo	$245,000	$207	39
4940 Rogers Rd	0.74mi	3/1.0 (+1)	1,066 (+3%)	21mo	$215,000	$202	36
4745 Morgan Pkwy	0.50mi	3/1.0 (+1)	888 (-14%)	14mo	$204,000	$230	35

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: -34.9%
• Equity multiple: -0.15×
• Total profit: $-70,535
• Equity at exit: $32,803

10-year hold

• IRR: -32.9%
• Equity multiple: -0.58×
• Total profit: $-97,177
• Equity at exit: $19,021

Cash invested: $61,600 (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 14075

• Rents YoY: 5.2%
• Active inventory: 262
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$383 /mo · $4,593/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-596

Break-even live

Break-even rent $2,061

Max offer price $114,762

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3580 Sowles Rd Hamburg, NY	2.0	1.0	850	$1,450	$1.71	1d	1	1.26mi
5327 Rogers Rd Hamburg, NY	2.0	1.0	800	$1,202	$1.50	1d	1	1.43mi

Listing history 5 events

1. 2026-05-13
   status Pending 956-char remark

   Show marketing remark (956 chars)

   Welcome to 3146 Windsted Road in Hamburg, New York! Situated on a neighborhood street and conveniently located close to all amenities with access to Hamburg Beach, this unique property offers incredible opportunity. This one-of-a-kind lot features two separate homes plus a 2.5 car garage. The front house offers 2 bedrooms, 1.5 bath, and a generously sized living area. The rear house also includes 2 bedrooms, an eat-in kitchen, and a comfortable living space. Both homes and the garage have been updated with new roofs and siding, providing peace of mind for the next owner. The property also features a large concrete driveway with plenty of parking and a private yard. With some updating, this property is perfect for an investment opportunity or an ideal in-law setup. Offers will be reviewed as they are received; the seller reserves the right to set a deadline. Property is also listed as single family MLS# B1678749 Open House Sat. 5/9 11AM-1PM

2. 2026-05-13
   status Pending 952-char remark

   Show marketing remark (956 chars)

   Welcome to 3146 Windsted Road in Hamburg, New York! Situated on a neighborhood street and conveniently located close to all amenities with access to Hamburg Beach, this unique property offers incredible opportunity. This one-of-a-kind lot features two separate homes plus a 2.5 car garage. The front house offers 2 bedrooms, 1.5 bath, and a generously sized living area. The rear house also includes 2 bedrooms, an eat-in kitchen, and a comfortable living space. Both homes and the garage have been updated with new roofs and siding, providing peace of mind for the next owner. The property also features a large concrete driveway with plenty of parking and a private yard. With some updating, this property is perfect for an investment opportunity or an ideal in-law setup. Offers will be reviewed as they are received; the seller reserves the right to set a deadline. Property is also listed as single family MLS# B1678749 Open House Sat. 5/9 11AM-1PM

3. 2026-05-06
   price $219,999 952-char remark

   Show marketing remark (956 chars)

   Welcome to 3146 Windsted Road in Hamburg, New York! Situated on a neighborhood street and conveniently located close to all amenities with access to Hamburg Beach, this unique property offers incredible opportunity. This one-of-a-kind lot features two separate homes plus a 2.5 car garage. The front house offers 2 bedrooms, 1.5 bath, and a generously sized living area. The rear house also includes 2 bedrooms, an eat-in kitchen, and a comfortable living space. Both homes and the garage have been updated with new roofs and siding, providing peace of mind for the next owner. The property also features a large concrete driveway with plenty of parking and a private yard. With some updating, this property is perfect for an investment opportunity or an ideal in-law setup. Offers will be reviewed as they are received; the seller reserves the right to set a deadline. Property is also listed as single family MLS# B1678749 Open House Sat. 5/9 11AM-1PM

4. 2026-05-06
   listed $219,999 Active 956-char remark

   Show marketing remark (956 chars)

   Welcome to 3146 Windsted Road in Hamburg, New York! Situated on a neighborhood street and conveniently located close to all amenities with access to Hamburg Beach, this unique property offers incredible opportunity. This one-of-a-kind lot features two separate homes plus a 2.5 car garage. The front house offers 2 bedrooms, 1.5 bath, and a generously sized living area. The rear house also includes 2 bedrooms, an eat-in kitchen, and a comfortable living space. Both homes and the garage have been updated with new roofs and siding, providing peace of mind for the next owner. The property also features a large concrete driveway with plenty of parking and a private yard. With some updating, this property is perfect for an investment opportunity or an ideal in-law setup. Offers will be reviewed as they are received; the seller reserves the right to set a deadline. Property is also listed as single family MLS# B1678749 Open House Sat. 5/9 11AM-1PM

5. 2026-05-06
   listed $219,900 Active 952-char remark

   Show marketing remark (956 chars)

   Welcome to 3146 Windsted Road in Hamburg, New York! Situated on a neighborhood street and conveniently located close to all amenities with access to Hamburg Beach, this unique property offers incredible opportunity. This one-of-a-kind lot features two separate homes plus a 2.5 car garage. The front house offers 2 bedrooms, 1.5 bath, and a generously sized living area. The rear house also includes 2 bedrooms, an eat-in kitchen, and a comfortable living space. Both homes and the garage have been updated with new roofs and siding, providing peace of mind for the next owner. The property also features a large concrete driveway with plenty of parking and a private yard. With some updating, this property is perfect for an investment opportunity or an ideal in-law setup. Offers will be reviewed as they are received; the seller reserves the right to set a deadline. Property is also listed as single family MLS# B1678749 Open House Sat. 5/9 11AM-1PM

ⓘ 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: $4,593 · $383/mo
• Projected year-2 tax: $4,593 · $383/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 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,682
• − Mortgage interest: −$12,323
• − Property taxes: −$4,593
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$6,400
• Taxable loss: −$11,244
• Est. tax savings @ 24.0%: +$2,698
• After-tax cash flow: $-4,450/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: Frontier Central School District
• NCES district ID: 3611670
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $58,807
• Composite: 47.36/100
• National rank: #2291
• State rank: #301 of 590 in NY

Livability — Wanakah

• Score: 69/100
• State rank: #508
• US rank: #8972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 44,520
• Household income: $83,383
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 824.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 20% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -261.10%
• Current HPI: 300.2852
• Rent YoY: ▲ 5.21%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-13 Pending — WNYREIS
• 2026-05-13 Pending — WNYREIS
• 2026-05-06 Price Changed $219,999 WNYREIS
• 2026-05-06 Listed $219,900 WNYREIS
• 2026-05-06 Listed $219,999 WNYREIS

Property tax history

+7.3%/yr

Latest (2025): $4,593 · +6.7% YoY. Source: county tax records.