1325 Indian Church Rd · West Seneca, NY 14224

$379,900

8 bd · 4.0 ba · 4,698 sqft · MultiFamily public records · 17 Days on market

Built 1924 0.53 ac lot $81/sqft · 30% below area Est $542k · 30% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

THIS IS A GREAT INVESTOR OPPORTUNITY!! 4-unit multi-family in West Seneca, close to all amenities. Property is being sold AS IS. Seller will make no repairs as a result of home inspection. Please contact LA, Rain Gerace, at [phone] for showing instructions.

Key facts

• New hot water tanks
• Hvac systems
• Adjacent lot

Tags

• 4 UNIT MULTI FAMILY PROPERTY
• NEW HOT WATER TANKS
• HVAC SYSTEMS
• ELECTRICAL UPGRADES
• ADJACENT LOT
• BUILDABLE PARKING AREA

Property features AI

Finance

• Other: Owner pays grounds care, garage, snow removal and water; Rent includes gardener, parking, snow removal and water
• Financial info: Gross annual income: $50,850; Operating expenses: $8,472; Operating expenses include insurance, maintenance and utilities; Some units are month-to-month

Exterior

• Parking: Gravel parking; Garage available; Multiple parking spaces (two or more)
• Utilities: High-speed internet available; Public water (connected); Sewer available and connected; Circuit breaker electrical service
• Home design: Two-story multi-family building; Resale property
• Construction: Aluminum siding; Architectural shingle roof
• Exterior features: Fully fenced yard; Covered patio/porch

Interior

• Kitchen: Each unit has an eat-in kitchen; Oven/range; Refrigerator
• Bedrooms: Four 2-bedroom units (each unit listed as 2 bedrooms)
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varies
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Electric baseboard heating
• Interior features: Storage; Full basement
• Laundry & utility: Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $391/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $380k).
• Recommended offer: $374k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 201 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $106k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 3 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 $310k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $374,201 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $541,704
• List price: $379,900
• Delta: -29.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $38,173
• Equity at exit: $56,644

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $161,915
• Equity at exit: $32,847

Cash invested: $106,372 (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: 23.8×

Monthly cashflow live

• Estimated rent: $5,326 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$493 /mo · $5,911/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,118
• Net cashflow: $1,564

Break-even live

Break-even rent $3,346

Max offer price $379,900

Occupancy floor 66%

Sensitivity live

Price	-10% $1,780	-5% $1,672	+0% $1,564	+5% $1,457	+10% $1,349
Rent	-10% $1,144	-5% $1,354	+0% $1,564	+5% $1,775	+10% $1,985
Rate	-1.0pp $1,756	-0.5pp $1,661	base $1,564	+0.5pp $1,466	+1.0pp $1,366

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,328
Total (4 units)			$5,326

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-05
   listed $379,900 Active 809-char remark
2. 2020-10-16
   soldstatus $310,000
3. 2018-10-12
   soldstatus $122,848 Closed Sale or Rented 264-char remark

   Show marketing remark (264 chars)

   THIS IS A GREAT INVESTOR OPPORTUNITY!! 4-unit multi-family in West Seneca, close to all amenities. Property is being sold AS IS. Seller will make no repairs as a result of home inspection. Please contact LA, Rain Gerace, at [phone] for showing instructions.

4. 2018-10-12
   soldstatus $122,848

   Show marketing remark (264 chars)

   THIS IS A GREAT INVESTOR OPPORTUNITY!! 4-unit multi-family in West Seneca, close to all amenities. Property is being sold AS IS. Seller will make no repairs as a result of home inspection. Please contact LA, Rain Gerace, at [phone] for showing instructions.

5. 2018-07-11
   status Pending Sale 264-char remark

   Show marketing remark (264 chars)

   THIS IS A GREAT INVESTOR OPPORTUNITY!! 4-unit multi-family in West Seneca, close to all amenities. Property is being sold AS IS. Seller will make no repairs as a result of home inspection. Please contact LA, Rain Gerace, at [phone] for showing instructions.

6. 2018-06-30
   status Under Contract- Do Not Show 264-char remark

   Show marketing remark (264 chars)

   THIS IS A GREAT INVESTOR OPPORTUNITY!! 4-unit multi-family in West Seneca, close to all amenities. Property is being sold AS IS. Seller will make no repairs as a result of home inspection. Please contact LA, Rain Gerace, at [phone] for showing instructions.

7. 2018-06-26
   listed $85,000 Active 264-char remark

   Show marketing remark (264 chars)

   THIS IS A GREAT INVESTOR OPPORTUNITY!! 4-unit multi-family in West Seneca, close to all amenities. Property is being sold AS IS. Seller will make no repairs as a result of home inspection. Please contact LA, Rain Gerace, at [phone] for showing instructions.

8. 2016-08-30
   historical
9. 2016-08-02
   listed $110,000 Active

ⓘ 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: $5,911 · $493/mo
• Projected year-2 tax: $6,165 · $514/mo
• Expected delta: +$255/yr (+$21/mo · 4.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 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: $63,912
• − Mortgage interest: −$21,280
• − Property taxes: −$5,911
• − Insurance: −$1,900
• − Repairs & maintenance: −$5,113
• − Management: −$5,113
• − Depreciation: −$11,052
• Taxable income: $13,544
• Est. tax owed @ 24.0%: −$3,251
• After-tax cash flow: $15,523/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

+245.4% since first listed

10 events — show timeline

• 2026-05-28 Pending — WNYREIS
• 2026-05-05 Listed $379,900 WNYREIS
• 2020-10-16 Sold (Public Records) $310,000 Public Records
• 2018-10-12 Sold (Public Records) $122,848 Public Records
• 2018-10-12 Sold (MLS) $122,848 WNYREIS
• 2018-07-11 Pending — WNYREIS
• 2018-06-30 Pending — WNYREIS
• 2018-06-26 Listed $85,000 WNYREIS
• 2016-08-30 Listing Removed — WNYREIS
• 2016-08-02 Listed $110,000 WNYREIS

Property tax history

+1.9%/yr

Latest (2025): $5,911 · +1.7% YoY. Source: county tax records.