4669 W Park Dr · Lewiston, NY 14092

$249,000

4 bd · 2.5 ba · 1,656 sqft · SingleFamily public records · 27 Days on market

Built 1972 0.26 ac lot $150/sqft · 37% below area Est $397k · 37% under

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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).

• ARV discount +15.0/15.0
• Schools +7.0/10.0
• Cash flow +6.5/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this spacious 4-bedroom, 2.5-bath home offering great potential for the right buyer! Located in a desirable Lewiston neighborhood, this property features generous living space, a functional layout, and solid bones ready for your vision and updates to make it shine again. Enjoy the convenience of being able to walk into the Village of Lewiston for shopping, restaurants, and entertainment or a bike ride down River Road and head in Youngstown. Major mechanics appear to be in good condition, offering a strong starting point for renovations or cosmetic improvements. Whether you're an investor, flipper, or homeowner looking to build equity, this home is priced to sell and

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1972

Tags

• LEWISTON NEIGHBORHOOD
• WALK INTO THE VILLAGE
• BIKE RIDE DOWN RIVER ROAD

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: Two-story home; Existing construction
• Construction: Stucco and vinyl siding exterior; Asphalt roof; Poured foundation; Built as existing (year built details: existing)
• Exterior features: Blacktop driveway; Rectangular residential lot (75 x 150)

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning; Gas water heater
• Interior features: Separate/formal dining room; Eat-in kitchen; Primary bedroom with private bath; Recreation room in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (26.2% below list).
• Recommended offer: $175k (29.6% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 2.1% in Lewiston — 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 77/100 on livability (#196 in NY, #3,020 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D+, commute F.
• Lewiston-Porter Central School District (rural): math 78% / reading 85% proficiency, ranked #56 of 590 in NY (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 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.
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,217 (29.6% 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 1972 — 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: 0.74% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.19%
• DSCR: 0.68
• GRM: 11.3

CMA / ARV

• ARV (median comp): $397,285
• List price: $249,000
• Delta: -37.32%
• 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
4707 Perry Ct	0.17mi	4/3.0	1,630 (-2%)	5mo	$447,000	$274	83
4628 Creek Rd	0.56mi	4/2.0	1,645 (-1%)	3mo	$268,500	$163	68
4684 N 5th St	0.58mi	4/2.5	1,676 (+1%)	13mo	$400,000	$239	60
705 Powell Ln	0.56mi	3/1.5 (-1)	1,686 (+2%)	5mo	$307,900	$183	58
4772 E Eddy Dr	0.58mi	3/2.5 (-1)	1,674 (+1%)	15mo	$400,000	$239	54
710 Oxbow Ln	0.67mi	3/2.0 (-1)	1,572 (-5%)	10mo	$350,000	$223	45
570 Morgan Dr	0.26mi	3/2.0 (-1)	1,901 (+15%)	15mo	$352,500	$185	44
750 Curtis Ct	0.53mi	3/2.5 (-1)	1,794 (+8%)	15mo	$350,000	$195	44
4806 W Eddy Dr	0.59mi	3/2.0 (-1)	1,821 (+10%)	9mo	$630,000	$346	41
4740 Creek Rd	0.60mi	3/1.5 (-1)	1,748 (+6%)	17mo	$334,500	$191	40
4834 E Eddy Dr	0.75mi	3/1.5 (-1)	1,791 (+8%)	6mo	$324,900	$181	38
756 Mary Ln	0.73mi	3/2.0 (-1)	1,540 (-7%)	16mo	$360,000	$234	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: -28.7%
• Equity multiple: 0.04×
• Total profit: $-66,832
• Equity at exit: $37,127

10-year hold

• IRR: -28.1%
• Equity multiple: -0.32×
• Total profit: $-91,967
• Equity at exit: $21,529

Cash invested: $69,720 (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 14092

• Home prices YoY: -34.5%
• Active inventory: 80
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$459 /mo · $5,511/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-418

Break-even live

Break-even rent $2,366

Max offer price $175,217

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-347	+0% $-418	+5% $-488	+10% $-559
Rent	-10% $-563	-5% $-490	+0% $-418	+5% $-345	+10% $-273
Rate	-1.0pp $-292	-0.5pp $-354	base $-418	+0.5pp $-482	+1.0pp $-548

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Mohawk St Lewiston, NY	1.0–3.0	1.0–2.0	1077	$1,615	$1.50	2d	1	0.63mi
4880 W Eddy Dr Lewiston, NY	1.0–3.0	1.0–1.5	914	$1,380	$1.51	2d	1	0.76mi
755 Center St Lewiston, NY	3.0	3.0	1800	$2,500	$1.39	24d	1	1.09mi

Listing history 11 events

1. 2026-06-13
   status $249,000 Pending 27 DOM
2. 2026-06-10
   days on market $249,000 Active 27 DOM
3. 2026-06-09
   days on market $249,000 Active 26 DOM
4. 2026-06-08
   days on market $249,000 Active 25 DOM
5. 2026-06-07
   days on market $249,000 Active 24 DOM
6. 2026-06-05
   days on market $249,000 Active 21 DOM
7. 2026-06-03
   days on market $249,000 Active 20 DOM
8. 2026-06-02
   days on market $249,000 Active 19 DOM
9. 2026-06-01
   days on market $249,000 Active 18 DOM
10. 2026-05-31
    days on market $249,000 Active 17 DOM
11. 2026-05-13
    listed $249,000 Active 920-char remark

ⓘ 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: $5,511 · $459/mo
• Projected year-2 tax: $5,511 · $459/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 ≥94°F today · 14 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: $22,043
• − Mortgage interest: −$13,948
• − Property taxes: −$5,511
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$7,244
• Taxable loss: −$9,432
• Est. tax savings @ 24.0%: +$2,264
• After-tax cash flow: $-2,748/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: Lewiston-Porter Central School District
• NCES district ID: 3617190
• Math proficiency: 78% ▲ 9.00%
• Reading proficiency: 85% ▲ 18.00%
• Median HH income: $63,903
• Composite: 70.21/100
• National rank: #272
• State rank: #56 of 590 in NY

Livability — Lewiston

• Score: 77/100
• State rank: #196
• US rank: #3020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,318

Population outlook (Niagara County) Hauer SSP2

• Today (2025): 204,149 people
• By 2030: 197,900 · -3.1%
• By 2040: 182,239 · -10.7%
• By 2050: 165,198 · -19.1%
• By 2075: 129,416 · -36.6%
• By 2100: 96,222 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Native American 1% Asian 1%
• Common ancestry: Romanian 13% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 93% English-only · German/W. Germanic 3% Other Indo-European 1% Korean 1%

Political lean MEDSL · Niagara

• 2024 margin: R (+14.9) · D 42.5% · R 57.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 1.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+9.7 2016: R+19.0 2012: D+0.6 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -163.20%
• Current HPI: 310.3154
• 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

2 events — show timeline

• 2026-06-10 Pending — WNYREIS
• 2026-05-13 Listed $249,000 WNYREIS

Property tax history

+1.6%/yr

Latest (2025): $5,511 · +2.9% YoY. Source: county tax records.