53 Burgundy Ter · University at Buffalo, NY 14228

$299,900

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 8 Days on market

Built 1967 0.31 ac lot $226/sqft · 22% below area Est $383k · 22% 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
• Cash flow +7.4/30.0
• Schools +6.3/10.0
• Livability +4.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid all brick ranch in a desirable residential area, convenient to the 990. #1 Rated Williamsville Schools is just the beginning of the perks of this home. As you enter this home you’re greeted by a large, bright and airy living room with lovely hardwoods and floor to ceiling windows, continuing to the left, the dining room, to the right the spacious eat in kitchen along with 3 generous size bedrooms, also boasting lovely hardwoods and new windows. Basement has a finished room and plenty of storage. The floor plan is perfect for “patio” style living. The spacious back yard overlooks lovely trees and has no rear neighbors. Newer furnace/AC and roof 2010.

Key facts

• Private backyard
• Fully updated bath
• Updated cabinetry

Tags

• BRIGHT AND INVITING KITCHEN
• UPDATED CABINETRY
• BREAKFAST BAR
• PRIVATE BACKYARD
• REFINISHED HARDWOOD FLOORS
• FULLY UPDATED BATH

Property features AI

Exterior

• Parking: Attached garage with 1 parking space; Garage door opener
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High‑speed internet available; Cable available
• Home design: Single-story home; Brick construction; Asphalt roof; Poured foundation; Existing (previously built)
• Construction: Brick exterior; Asphalt roof; Poured foundation; Built previously (existing)
• Exterior features: Concrete driveway; Patio; Private yard; Partial fencing; Awning(s); Shed(s)/storage; See remarks

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Appliances negotiable
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Tile; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Sliding glass door(s); Separate/formal dining room; Separate/formal living room; Eat-in kitchen; Workshop
• Laundry & utility: Washer and dryer included; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (24.7% below list).
• Recommended offer: $226k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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.
• Williamsville Central School District (suburban): math 64% / reading 77% proficiency, ranked #114 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 95 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 36% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $172k; list at $300k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $225,796 (24.7% 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 1967 — 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 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?
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: 0.75% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.76
• GRM: 11.1

CMA / ARV

• ARV (median comp): $382,952
• List price: $299,900
• Delta: -21.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
850 Campbell Blvd	0.17mi	4/1.5 (+1)	1,344 (+1%)	6mo	$260,000	$193	78
739 Campbell Blvd	0.19mi	3/1.5	1,404 (+6%)	5mo	$383,500	$273	75
549 Campbell Blvd	0.46mi	3/1.0	1,408 (+6%)	6mo	$280,000	$199	63
76 Lynette Ln	0.36mi	3/1.5	1,448 (+9%)	6mo	$396,000	$273	61
30 Joanie Ln	0.32mi	4/1.5 (+1)	1,410 (+6%)	10mo	$324,000	$230	59

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: -25.7%
• Equity multiple: 0.13×
• Total profit: $-73,040
• Equity at exit: $44,716

10-year hold

• IRR: -22.0%
• Equity multiple: -0.13×
• Total profit: $-94,818
• Equity at exit: $25,930

Cash invested: $83,972 (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: 95
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$471 /mo · $5,657/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-385

Break-even live

Break-even rent $2,746

Max offer price $231,844

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-300	+0% $-385	+5% $-470	+10% $-555
Rent	-10% $-564	-5% $-474	+0% $-385	+5% $-296	+10% $-207
Rate	-1.0pp $-234	-0.5pp $-309	base $-385	+0.5pp $-463	+1.0pp $-542

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 Millersport Hwy Getzville, NY	3.0	2.0	1197	$2,172	$1.81	17d	2	1.00mi
227 Sunshine Dr Unit 227 Buffalo, NY	3.0	2.0	1450	$2,799	$1.93	3d	1	1.09mi
212 Sunshine Dr Unit Left Buffalo, NY	3.0	1.5	1300	$2,099	$1.61	3d	1	1.09mi
91 Marine Dr Amherst, NY	3.0	1.0	1291	$2,150	$1.67	45d	1	1.21mi
3253 Millersport Hwy Getzville, NY	2.0	2.0	1069	$1,995	$1.87	3d	26	1.21mi
133 Sunshine Dr Buffalo, NY	3.0	1.0	1300	$2,100	$1.62	17d	1	1.26mi
2675 Millersport Hwy Getzville, NY	2.0–3.0	2.0	1210	$2,130	$1.76	4d	9	1.28mi

Listing history 6 events

1. 2026-05-12
   listed $299,900 Active 1328-char remark
2. 2018-07-19
   soldstatus $171,501
3. 2018-07-18
   soldstatus $171,501 Closed Sale or Rented 681-char remark

   Show marketing remark (681 chars)

   Solid all brick ranch in a desirable residential area, convenient to the 990. #1 Rated Williamsville Schools is just the beginning of the perks of this home. As you enter this home you’re greeted by a large, bright and airy living room with lovely hardwoods and floor to ceiling windows, continuing to the left, the dining room, to the right the spacious eat in kitchen along with 3 generous size bedrooms, also boasting lovely hardwoods and new windows. Basement has a finished room and plenty of storage. The floor plan is perfect for “patio” style living. The spacious back yard overlooks lovely trees and has no rear neighbors. Newer furnace/AC and roof 2010.

4. 2018-06-04
   status Pending Sale 681-char remark

   Show marketing remark (681 chars)

   Solid all brick ranch in a desirable residential area, convenient to the 990. #1 Rated Williamsville Schools is just the beginning of the perks of this home. As you enter this home you’re greeted by a large, bright and airy living room with lovely hardwoods and floor to ceiling windows, continuing to the left, the dining room, to the right the spacious eat in kitchen along with 3 generous size bedrooms, also boasting lovely hardwoods and new windows. Basement has a finished room and plenty of storage. The floor plan is perfect for “patio” style living. The spacious back yard overlooks lovely trees and has no rear neighbors. Newer furnace/AC and roof 2010.

5. 2018-05-17
   status Under Contract- Do Not Show 681-char remark

   Show marketing remark (681 chars)

   Solid all brick ranch in a desirable residential area, convenient to the 990. #1 Rated Williamsville Schools is just the beginning of the perks of this home. As you enter this home you’re greeted by a large, bright and airy living room with lovely hardwoods and floor to ceiling windows, continuing to the left, the dining room, to the right the spacious eat in kitchen along with 3 generous size bedrooms, also boasting lovely hardwoods and new windows. Basement has a finished room and plenty of storage. The floor plan is perfect for “patio” style living. The spacious back yard overlooks lovely trees and has no rear neighbors. Newer furnace/AC and roof 2010.

6. 2018-05-13
   listed $174,900 Active 681-char remark

   Show marketing remark (681 chars)

   Solid all brick ranch in a desirable residential area, convenient to the 990. #1 Rated Williamsville Schools is just the beginning of the perks of this home. As you enter this home you’re greeted by a large, bright and airy living room with lovely hardwoods and floor to ceiling windows, continuing to the left, the dining room, to the right the spacious eat in kitchen along with 3 generous size bedrooms, also boasting lovely hardwoods and new windows. Basement has a finished room and plenty of storage. The floor plan is perfect for “patio” style living. The spacious back yard overlooks lovely trees and has no rear neighbors. Newer furnace/AC and roof 2010.

ⓘ 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: $5,657 · $471/mo
• Projected year-2 tax: $5,657 · $471/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 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 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: $27,096
• − Mortgage interest: −$16,799
• − Property taxes: −$5,657
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$8,724
• Taxable loss: −$9,919
• Est. tax savings @ 24.0%: +$2,381
• After-tax cash flow: $-2,242/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: Williamsville Central School District
• NCES district ID: 3631470
• Math proficiency: 64% ▼ -14.00%
• Reading proficiency: 77% ▲ 6.00%
• Median HH income: $79,907
• Composite: 62.59/100
• National rank: #678
• State rank: #114 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

+71.5% since first listed

7 events — show timeline

• 2026-05-20 Pending — WNYREIS
• 2026-05-12 Listed $299,900 WNYREIS
• 2018-07-19 Sold (Public Records) $171,501 Public Records
• 2018-07-18 Sold (MLS) $171,501 WNYREIS
• 2018-06-04 Pending — WNYREIS
• 2018-05-17 Pending — WNYREIS
• 2018-05-13 Listed $174,900 WNYREIS

Property tax history

+5.0%/yr

Latest (2025): $5,657 · +2.6% YoY. Source: county tax records.