80 Groton Dr #2 · University at Buffalo, NY 14228

$149,900

2 bd · 1.0 ba · 1,015 sqft · Condo public records · 15 Days on market

Built 1971 $412/mo HOA · 20% of rent

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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 +20.1/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.5/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hard to find First Floor Unit! * 2 Bedroom, One Bath * Ceramic Tile Foyer * Large Living Room with sliders to covered outdoor patio * Dining Area * Galley Kitchen w/ appliances “as is” * 2 nice size Bedrooms * Updated mechanics – Furnace & A/C * Amenities include: Pool, Clubhouse, Tennis Courts * Coin operated Washer/Dryer * Private basement storage area * Small pets allowed w/ restrictions * Priced to sell *

Key facts

• $412 HOA
• Built 1971
• Listed 15 days

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Towne Housing Real Estate association; Monthly association fee of $412 covering common area maintenance

Exterior

• Parking: No garage, open parking available
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Resale property; Brick and frame construction
• Construction: Brick and frame construction; Existing (previously built)
• Exterior features: Irregular lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/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: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.8% in University at Buffalo — 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 88/100 on livability (#9 in NY, #176 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D+, employment F.
• 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: 94 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $72k; list at $150k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 6.2

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-12,230
• Equity at exit: $22,351

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $5,597
• 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 14228

• Home prices YoY: -31.9%
• Active inventory: 94
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$786
• Tax from tax record: −$146 /mo · $1,758/yr
• Insurance: −$62
• HOA: −$412
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $185

Break-even live

Break-even rent $1,781

Max offer price $149,900

Occupancy floor 86%

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Charter Oaks Dr #4 Buffalo, NY	1.0	1.0	795	$1,500	$1.89	1d	1	0.01mi
695 Skinnersville Rd Buffalo, NY	2.0	1.5	1328	$1,990	$1.50	1d	1	0.19mi
2071 Sweet Home Rd Buffalo, NY	3.0–4.0	3.0	1415	$2,300	$1.63	1d	5	0.23mi
1880 Sweet Home Rd Buffalo, NY	1.0–2.0	1.0	745	$2,030	$2.72	2d	6	0.31mi
2791 N Forest Rd Getzville, NY	3.0	1.0	1160	$2,400	$2.07	3d	1	0.48mi
2217 Sweet Home Rd Buffalo, NY	3.0–4.0	2.0–3.0	1372	$2,400	$1.75	1d	1	0.55mi
2217 Sweet Home Rd #50 Buffalo, NY	3.0–4.0	2.0–3.0	1372	$2,400	$1.75	1d	2	0.56mi
2635 N Forest Rd Unit Type A Getzville, NY	2.0	2.0	1140	$2,199	$1.93	1d	1	0.60mi
2635 N Forest Rd Getzville, NY	3.0	2.0	1340	$2,395	$1.79	10d	1	0.60mi
2635 N Forest Rd Unit Type G Getzville, NY	1.0	1.0	705	$1,699	$2.41	1d	1	0.60mi
325 Kaymar Dr Unit 325 Buffalo, NY	3.0	1.0	1073	$1,695	$1.58	43d	1	0.77mi
2493 Sweet Home Rd Unit 101A Buffalo, NY	2.0	2.0	1000	$3,500	$3.50	43d	1	0.93mi
2493 Sweet Home Rd Unit 202 Buffalo, NY	1.0	1.0	1000	$2,850	$2.85	43d	1	0.93mi
2493 Sweet Home Rd Apt 101 Buffalo, NY	2.0	2.0	1000	$2,850	$2.85	3d	1	0.93mi
2493 Sweet Home Rd Unit 1-201 Buffalo, NY	2.0	2.0	943	$1,904	$2.02	43d	1	0.93mi
2493 Sweet Home Rd Unit 1-106 Buffalo, NY	2.0	2.0	943	$1,782	$1.89	23d	1	0.93mi
91 Marine Dr Amherst, NY	3.0	1.0	1291	$2,150	$1.67	43d	1	0.99mi
4585 Chestnut Ridge Rd #4 Buffalo, NY	2.0	2.0	1197	$1,600	$1.34	23d	1	1.01mi
133 Sunshine Dr Buffalo, NY	3.0	1.0	1300	$2,100	$1.62	16d	1	1.04mi
1410 Deer Lakes Dr Amherst, NY	2.0	2.0	1300	$1,995	$1.53	3d	5	1.04mi
227 Sunshine Dr Unit 227 Buffalo, NY	3.0	2.0	1450	$2,799	$1.93	1d	1	1.08mi
212 Sunshine Dr Unit Left Buffalo, NY	3.0	1.5	1300	$2,099	$1.61	1d	1	1.11mi
1280 Sweet Home Rd Buffalo, NY	1.0	1.0	1126	$1,850	$1.64	14d	1	1.23mi
3948 Ridge Lea Rd Unit D Buffalo, NY	2.0	1.0	952	$1,850	$1.94	1d	1	1.47mi

HOA detail condo

• Monthly dues: $412 · $4,944/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2026-04-08
   listed $149,900 Active
3. 2017-01-11
   soldstatus $71,500 Closed Sale or Rented 461-char remark

   Show marketing remark (461 chars)

   Hard to find First Floor Unit! * 2 Bedroom, One Bath * Ceramic Tile Foyer * Large Living Room with sliders to covered outdoor patio * Dining Area * Galley Kitchen w/ appliances “as is” * 2 nice size Bedrooms * Updated mechanics – Furnace & A/C * Amenities include: Pool, Clubhouse, Tennis Courts * Coin operated Washer/Dryer * Private basement storage area * Small pets allowed w/ restrictions * Priced to sell *

4. 2017-01-11
   soldstatus $71,500

   Show marketing remark (461 chars)

   Hard to find First Floor Unit! * 2 Bedroom, One Bath * Ceramic Tile Foyer * Large Living Room with sliders to covered outdoor patio * Dining Area * Galley Kitchen w/ appliances “as is” * 2 nice size Bedrooms * Updated mechanics – Furnace & A/C * Amenities include: Pool, Clubhouse, Tennis Courts * Coin operated Washer/Dryer * Private basement storage area * Small pets allowed w/ restrictions * Priced to sell *

5. 2016-12-05
   status Pending Sale 461-char remark

   Show marketing remark (461 chars)

   Hard to find First Floor Unit! * 2 Bedroom, One Bath * Ceramic Tile Foyer * Large Living Room with sliders to covered outdoor patio * Dining Area * Galley Kitchen w/ appliances “as is” * 2 nice size Bedrooms * Updated mechanics – Furnace & A/C * Amenities include: Pool, Clubhouse, Tennis Courts * Coin operated Washer/Dryer * Private basement storage area * Small pets allowed w/ restrictions * Priced to sell *

6. 2016-11-07
   price $74,888 461-char remark

   Show marketing remark (461 chars)

   Hard to find First Floor Unit! * 2 Bedroom, One Bath * Ceramic Tile Foyer * Large Living Room with sliders to covered outdoor patio * Dining Area * Galley Kitchen w/ appliances “as is” * 2 nice size Bedrooms * Updated mechanics – Furnace & A/C * Amenities include: Pool, Clubhouse, Tennis Courts * Coin operated Washer/Dryer * Private basement storage area * Small pets allowed w/ restrictions * Priced to sell *

7. 2016-09-19
   listed $78,888 Active 461-char remark

   Show marketing remark (461 chars)

   Hard to find First Floor Unit! * 2 Bedroom, One Bath * Ceramic Tile Foyer * Large Living Room with sliders to covered outdoor patio * Dining Area * Galley Kitchen w/ appliances “as is” * 2 nice size Bedrooms * Updated mechanics – Furnace & A/C * Amenities include: Pool, Clubhouse, Tennis Courts * Coin operated Washer/Dryer * Private basement storage area * Small pets allowed w/ restrictions * Priced to sell *

ⓘ 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: $1,758 · $146/mo
• Projected year-2 tax: $2,146 · $179/mo
• Expected delta: +$388/yr (+$32/mo · 22.1%)

ⓘ 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 ≥94°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: $24,188
• − Mortgage interest: −$8,397
• − Property taxes: −$1,758
• − Insurance: −$750
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − HOA: −$4,944
• − Depreciation: −$4,361
• Taxable income: $109
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $2,198/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 — University at Buffalo

• Score: 88/100
• State rank: #9
• US rank: #176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• City population: 5,827
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 25,350
• Household income: $74,871
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 1566.0

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% Asian 13% Black 5% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -148.08%
• Current HPI: 316.3097
• Rent YoY: —
• 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

+90.0% since first listed

7 events — show timeline

• 2026-04-24 Pending — WNYREIS
• 2026-04-08 Listed $149,900 WNYREIS
• 2017-01-11 Sold (Public Records) $71,500 Public Records
• 2017-01-11 Sold (MLS) $71,500 WNYREIS
• 2016-12-05 Pending — WNYREIS
• 2016-11-07 Price Changed $74,888 WNYREIS
• 2016-09-19 Listed $78,888 WNYREIS

Property tax history

+0.1%/yr

Latest (2025): $1,758 · -0.2% YoY. Source: county tax records.