60 Argyle Ave · Eggertsville, NY 14226

$207,777

4 bd · 2.0 ba · 1,182 sqft · MultiFamily public records · 9 Days on market

Built 1900 7,529 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

LOCATION! LOCATION! LOCATION! Close to UB main campus and the city, this property is in the Amherst School District. Situated on an extra wide lot, this 2 family home is perfect for an owner occupant OR investor! Grossing $15,000 /year in rent. .. this is definitely a money maker! Front 2 BDRM unit has separate entrance with new porch. Back unit is 2 story with upstairs bedrooms. Close to shopping restaurants, and RT. 33, this double is definitely worth a visit! Lovely private yard, detached 2 car garage, lots of parking available in driveway. Easy to rent, this property awaits your approval!!

Key facts

• Tear off roof
• Clean basement area
• Updated kitchen

Tags

• UPDATED KITCHEN
• CLEAN BASEMENT AREA
• SEPARATE WASHERS AND DRYERS
• MODERN ELECTRIC PANELS
• MODERN HOT WATER TANKS
• TEAR OFF ROOF

Property features AI

Finance

• Other: Lot dimensions approximately 60 x 125; Lot size about 0.17 acres
• Financial info: Two-unit property with separate gas and electric meters for each unit; Operating expense details: see remarks

Exterior

• Parking: Paved parking; Two or more parking spaces; 2-car garage with garage door opener
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story building; Residential two-unit property; Resale condition
• Construction: Shake siding; Copper plumbing; Asphalt architectural shingle roof; Existing construction
• Exterior features: Partial fence; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchens in each unit; Oven/range; Refrigerator
• Bedrooms: Two 2-bedroom units (each unit with 2 bedrooms)
• Flooring: Carpet; Ceramic tile; Tile; Vinyl; Varies
• Bathrooms: Two full bathrooms (one full bathroom per unit)
• Heating & cooling: Gas heating; Forced air; Wall furnace; Ductless cooling; Zoned heating and cooling
• Interior features: Ceiling fans; Cathedral ceilings; Skylights; Thermal windows
• Laundry & utility: Washer hookup; Dryer (listed in unit descriptions); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $208k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $208k).
• Cap rate 12.9% vs local median 4.5% in Eggertsville — 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 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $3,432/mo this rent would consume 49% of the median local household income ($84k/yr) (locally 856% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $58k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $95k; list at $208k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,777

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.63%
• DSCR: 2.05
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 1.99×
• Total profit: $57,558
• Equity at exit: $30,980

10-year hold

• IRR: 33.8%
• Equity multiple: 4.90×
• Total profit: $227,150
• Equity at exit: $17,965

Cash invested: $58,178 (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: 11.9×

Monthly cashflow live

• Estimated rent: $3,432 medium
• Mortgage (P&I): −$1,090
• Tax from tax record: −$390 /mo · $4,675/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $1,145

Break-even live

Break-even rent $1,982

Max offer price $207,777

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,454
1× unit	3	1	$1,978
Total (2 units)			$3,432

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: $51,944
• Closing costs: $6,233
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	0.91mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	44d	1	0.97mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	44d	1	1.03mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	24d	1	1.03mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	14d	1	1.05mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	2d	1	1.10mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	14d	1	1.16mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	2d	1	1.22mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	2d	1	1.23mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	2d	1	1.27mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	2d	10	1.44mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	44d	1	1.46mi

Listing history 11 events

1. 2026-04-29
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-20
   listed $207,777 Active
4. 2016-02-26
   soldstatus $94,900 Closed Sale or Rented 600-char remark

   Show marketing remark (600 chars)

   LOCATION! LOCATION! LOCATION! Close to UB main campus and the city, this property is in the Amherst School District. Situated on an extra wide lot, this 2 family home is perfect for an owner occupant OR investor! Grossing $15,000 /year in rent. .. this is definitely a money maker! Front 2 BDRM unit has separate entrance with new porch. Back unit is 2 story with upstairs bedrooms. Close to shopping restaurants, and RT. 33, this double is definitely worth a visit! Lovely private yard, detached 2 car garage, lots of parking available in driveway. Easy to rent, this property awaits your approval!!

5. 2016-02-26
   soldstatus $94,900

   Show marketing remark (600 chars)

   LOCATION! LOCATION! LOCATION! Close to UB main campus and the city, this property is in the Amherst School District. Situated on an extra wide lot, this 2 family home is perfect for an owner occupant OR investor! Grossing $15,000 /year in rent. .. this is definitely a money maker! Front 2 BDRM unit has separate entrance with new porch. Back unit is 2 story with upstairs bedrooms. Close to shopping restaurants, and RT. 33, this double is definitely worth a visit! Lovely private yard, detached 2 car garage, lots of parking available in driveway. Easy to rent, this property awaits your approval!!

6. 2015-12-09
   status Pending Sale 600-char remark

   Show marketing remark (600 chars)

   LOCATION! LOCATION! LOCATION! Close to UB main campus and the city, this property is in the Amherst School District. Situated on an extra wide lot, this 2 family home is perfect for an owner occupant OR investor! Grossing $15,000 /year in rent. .. this is definitely a money maker! Front 2 BDRM unit has separate entrance with new porch. Back unit is 2 story with upstairs bedrooms. Close to shopping restaurants, and RT. 33, this double is definitely worth a visit! Lovely private yard, detached 2 car garage, lots of parking available in driveway. Easy to rent, this property awaits your approval!!

7. 2015-09-24
   listed $99,900 Active 600-char remark

   Show marketing remark (600 chars)

   LOCATION! LOCATION! LOCATION! Close to UB main campus and the city, this property is in the Amherst School District. Situated on an extra wide lot, this 2 family home is perfect for an owner occupant OR investor! Grossing $15,000 /year in rent. .. this is definitely a money maker! Front 2 BDRM unit has separate entrance with new porch. Back unit is 2 story with upstairs bedrooms. Close to shopping restaurants, and RT. 33, this double is definitely worth a visit! Lovely private yard, detached 2 car garage, lots of parking available in driveway. Easy to rent, this property awaits your approval!!

8. 2015-08-16
   historical
9. 2015-05-13
   listed $105,000 Active
10. 2009-06-24
    soldstatus $82,500
11. 2005-05-19
    soldstatus $65,000

ⓘ 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: $4,675 · $390/mo
• Projected year-2 tax: $4,675 · $390/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 2/10 Low 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: $41,184
• − Mortgage interest: −$11,639
• − Property taxes: −$4,675
• − Insurance: −$1,039
• − Repairs & maintenance: −$3,295
• − Management: −$3,295
• − Depreciation: −$6,044
• Taxable income: $11,197
• Est. tax owed @ 24.0%: −$2,687
• After-tax cash flow: $11,059/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

+219.7% since first listed

11 events — show timeline

• 2026-04-29 Pending — WNYREIS
• 2026-04-28 Contingent — WNYREIS
• 2026-04-20 Listed $207,777 WNYREIS
• 2016-02-26 Sold (Public Records) $94,900 Public Records
• 2016-02-26 Sold (MLS) $94,900 WNYREIS
• 2015-12-09 Pending — WNYREIS
• 2015-09-24 Listed $99,900 WNYREIS
• 2015-08-16 Listing Removed — WNYREIS
• 2015-05-13 Listed $105,000 WNYREIS
• 2009-06-24 Sold (Public Records) $82,500 Public Records
• 2005-05-19 Sold (Public Records) $65,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,675 · +7.8% YoY. Source: county tax records.