723 Longmeadow Rd · Eggertsville, NY 14226

$339,000

4 bd · 2.0 ba · 1,442 sqft · SingleFamily public records · 22 Days on market

Built 1952 6,700 sqft lot $235/sqft · 7% below area Est $365k · 7% 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 +10.7/15.0
• Cash flow +8.1/30.0
• Schools +5.3/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this rare and beautifully maintained 4-bedroom, 3 full bathroom full brick Cape Cod that perfectly blends charm with modern updates. The first floor welcomes you with gleaming bamboo flooring flowing seamlessly through the kitchen and living areas, creating a warm and inviting atmosphere. The bright, updated kitchen is a standout feature, complete with elegant granite countertops and plenty of space for cooking and gathering. Each of the three full bathrooms has been thoughtfully updated, offering both style and convenience. Upstairs, you’ll find a spacious second-level living area along with two generously sized bedrooms, all enhanced by durable and stylish LVP flooring—ideal for both comfort and functionality. Step outside to enjoy a large rear patio overlooking a fully fenced yard, perfect for entertaining, relaxing, or outdoor play. Don’t miss your chance to make this truly lovely property your own!

Key facts

• Updated kitchen
• Large rear patio
• Bamboo flooring

Tags

• BAMBOO FLOORING
• GRANITE COUNTERTOPS
• UPDATED KITCHEN
• FULLY FENCED YARD
• LARGE REAR PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (20.8% below list).
• Recommended offer: $269k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#34 in NY, #534 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, amenities C-.
• Amherst Central School District (suburban): math 53% / reading 68% proficiency, ranked #209 of 590 in NY (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.0%/yr); 143 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 38% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $160k; list at $339k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $268,588 (20.8% 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 1952 — 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. 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?
5. 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?
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 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: 0.79% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 10.5

CMA / ARV

• ARV (median comp): $364,877
• List price: $339,000
• Delta: -7.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
689 Longmeadow Rd	0.06mi	3/2.0 (-1)	1,463 (+2%)	5mo	$225,000	$154	86
50 Fairchild Dr	0.51mi	4/1.5	1,398 (-3%)	3mo	$340,000	$243	66
29 Danebrock Dr	0.13mi	3/2.0 (-1)	1,237 (-14%)	1mo	$298,000	$241	64
17 Morton Dr	0.51mi	4/1.5	1,389 (-4%)	7mo	$250,000	$180	62
1436 Eggert Rd	0.49mi	3/1.5 (-1)	1,380 (-4%)	2mo	$265,000	$192	62
530 Getzville Rd	0.50mi	3/2.0 (-1)	1,306 (-9%)	5mo	$245,000	$188	52
186 Westfield Rd	0.33mi	3/1.0 (-1)	1,267 (-12%)	8mo	$265,000	$209	48
1789 Eggert Rd	0.75mi	3/1.0 (-1)	1,368 (-5%)	4mo	$235,000	$172	44
51 Fairchild Dr	0.48mi	3/1.0 (-1)	1,261 (-13%)	6mo	$225,000	$178	43
89 Olney Dr	0.69mi	3/1.0 (-1)	1,344 (-7%)	6mo	$305,000	$227	42
230 Hendricks Blvd	0.74mi	3/1.5 (-1)	1,560 (+8%)	6mo	$420,000	$269	40
247 Rosedale Blvd	0.74mi	3/1.5 (-1)	1,256 (-13%)	6mo	$330,000	$263	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.35×
• Total profit: $-61,807
• Equity at exit: $50,546

10-year hold

• IRR: -2.0%
• Equity multiple: 0.83×
• Total profit: $-16,044
• Equity at exit: $29,311

Cash invested: $94,920 (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 14226

• Rents YoY: 9.0%
• Active inventory: 143
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,686 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$535 /mo · $6,424/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-333

Break-even live

Break-even rent $3,107

Max offer price $280,260

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Dellwood Rd Buffalo, NY	4.0	4.0	1209	$3,400	$2.81	1d	2	0.51mi
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	23d	1	1.20mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	1d	1	1.32mi
182 Woodcrest Dr Amherst, NY	3.0	1.5	1380	$2,300	$1.67	19d	1	1.41mi

Listing history 10 events

1. 2026-05-05
   status Pending 944-char remark

   Show marketing remark (944 chars)

   Step into this rare and beautifully maintained 4-bedroom, 3 full bathroom full brick Cape Cod that perfectly blends charm with modern updates. The first floor welcomes you with gleaming bamboo flooring flowing seamlessly through the kitchen and living areas, creating a warm and inviting atmosphere. The bright, updated kitchen is a standout feature, complete with elegant granite countertops and plenty of space for cooking and gathering. Each of the three full bathrooms has been thoughtfully updated, offering both style and convenience. Upstairs, you’ll find a spacious second-level living area along with two generously sized bedrooms, all enhanced by durable and stylish LVP flooring—ideal for both comfort and functionality. Step outside to enjoy a large rear patio overlooking a fully fenced yard, perfect for entertaining, relaxing, or outdoor play. Don’t miss your chance to make this truly lovely property your own!

2. 2026-04-29
   price $339,000 944-char remark

   Show marketing remark (944 chars)

   Step into this rare and beautifully maintained 4-bedroom, 3 full bathroom full brick Cape Cod that perfectly blends charm with modern updates. The first floor welcomes you with gleaming bamboo flooring flowing seamlessly through the kitchen and living areas, creating a warm and inviting atmosphere. The bright, updated kitchen is a standout feature, complete with elegant granite countertops and plenty of space for cooking and gathering. Each of the three full bathrooms has been thoughtfully updated, offering both style and convenience. Upstairs, you’ll find a spacious second-level living area along with two generously sized bedrooms, all enhanced by durable and stylish LVP flooring—ideal for both comfort and functionality. Step outside to enjoy a large rear patio overlooking a fully fenced yard, perfect for entertaining, relaxing, or outdoor play. Don’t miss your chance to make this truly lovely property your own!

3. 2026-04-13
   listed $349,000 Active 944-char remark

   Show marketing remark (944 chars)

   Step into this rare and beautifully maintained 4-bedroom, 3 full bathroom full brick Cape Cod that perfectly blends charm with modern updates. The first floor welcomes you with gleaming bamboo flooring flowing seamlessly through the kitchen and living areas, creating a warm and inviting atmosphere. The bright, updated kitchen is a standout feature, complete with elegant granite countertops and plenty of space for cooking and gathering. Each of the three full bathrooms has been thoughtfully updated, offering both style and convenience. Upstairs, you’ll find a spacious second-level living area along with two generously sized bedrooms, all enhanced by durable and stylish LVP flooring—ideal for both comfort and functionality. Step outside to enjoy a large rear patio overlooking a fully fenced yard, perfect for entertaining, relaxing, or outdoor play. Don’t miss your chance to make this truly lovely property your own!

4. 2021-06-03
   soldstatus $160,000
5. 2019-10-24
   soldstatus $92,000 Closed Sale or Rented 519-char remark

   Show marketing remark (519 chars)

   * * No negotiations will take place until 9/25/19 at 3 p. m. Location, location, location. .. come one come all. This four bedroom, two bath expanded cape needs a little TLC, but would make a great home for the right buyer. It is 1442 sq ft with two nice sized bedrooms and bath on the first floor and two with an additional bath on the upper level, a full basement, two car garage and a in-ground pool (which most likely has not been used in years). Investors this is a great opportunity. Make your appointment today.

6. 2019-10-24
   soldstatus $92,000

   Show marketing remark (519 chars)

   * * No negotiations will take place until 9/25/19 at 3 p. m. Location, location, location. .. come one come all. This four bedroom, two bath expanded cape needs a little TLC, but would make a great home for the right buyer. It is 1442 sq ft with two nice sized bedrooms and bath on the first floor and two with an additional bath on the upper level, a full basement, two car garage and a in-ground pool (which most likely has not been used in years). Investors this is a great opportunity. Make your appointment today.

7. 2019-10-09
   status Pending Sale 519-char remark

   Show marketing remark (519 chars)

   * * No negotiations will take place until 9/25/19 at 3 p. m. Location, location, location. .. come one come all. This four bedroom, two bath expanded cape needs a little TLC, but would make a great home for the right buyer. It is 1442 sq ft with two nice sized bedrooms and bath on the first floor and two with an additional bath on the upper level, a full basement, two car garage and a in-ground pool (which most likely has not been used in years). Investors this is a great opportunity. Make your appointment today.

8. 2019-10-01
   status Under Contract- Do Not Show 519-char remark

   Show marketing remark (519 chars)

   * * No negotiations will take place until 9/25/19 at 3 p. m. Location, location, location. .. come one come all. This four bedroom, two bath expanded cape needs a little TLC, but would make a great home for the right buyer. It is 1442 sq ft with two nice sized bedrooms and bath on the first floor and two with an additional bath on the upper level, a full basement, two car garage and a in-ground pool (which most likely has not been used in years). Investors this is a great opportunity. Make your appointment today.

9. 2019-09-17
   listed $99,939 Active 519-char remark

   Show marketing remark (519 chars)

   * * No negotiations will take place until 9/25/19 at 3 p. m. Location, location, location. .. come one come all. This four bedroom, two bath expanded cape needs a little TLC, but would make a great home for the right buyer. It is 1442 sq ft with two nice sized bedrooms and bath on the first floor and two with an additional bath on the upper level, a full basement, two car garage and a in-ground pool (which most likely has not been used in years). Investors this is a great opportunity. Make your appointment today.

10. 1999-09-16
    soldstatus $74,000

ⓘ 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: $6,424 · $535/mo
• Projected year-2 tax: $6,424 · $535/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 ≥92°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: $32,231
• − Mortgage interest: −$18,989
• − Property taxes: −$6,424
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − Depreciation: −$9,862
• Taxable loss: −$9,897
• Est. tax savings @ 24.0%: +$2,375
• After-tax cash flow: $-1,615/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: Amherst Central School District
• NCES district ID: 3602920
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $68,551
• Composite: 53.21/100
• National rank: #1502
• State rank: #209 of 590 in NY

Livability — Eggertsville

• Score: 85/100
• State rank: #34
• US rank: #534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eggertsville, NY
• County: Erie County · 714,559 people
• City population: 29,482
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,159
• Household income: $84,325
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 856.0

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% Black 10% Asian 7% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 13% · Canada, China, India
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 2% 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: ▼ -270.71%
• Current HPI: 331.1929
• Rent YoY: ▲ 9.01%
• 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

+358.1% since first listed

10 events — show timeline

• 2026-05-05 Pending — WNYREIS
• 2026-04-29 Price Changed $339,000 WNYREIS
• 2026-04-13 Listed $349,000 WNYREIS
• 2021-06-03 Sold (Public Records) $160,000 Public Records
• 2019-10-24 Sold (Public Records) $92,000 Public Records
• 2019-10-24 Sold (MLS) $92,000 WNYREIS
• 2019-10-09 Pending — WNYREIS
• 2019-10-01 Pending — WNYREIS
• 2019-09-17 Listed $99,939 WNYREIS
• 1999-09-16 Sold (Public Records) $74,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $6,424 · +8.6% YoY. Source: county tax records.