44 Beehunter Ct · Rapids, NY 14051

$183,000

2 bd · 1.0 ba · 1,024 sqft · Condo · 26 Days on market

Built 1973 Fair condition

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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).

• Cash flow +13.9/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.8/10.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• Livability +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great one bedroom first floor condo in Glen Oaks. Nice size dining room and spacious living room, rear patio off living room and storage space. Carpet 2017, Appliances are included. Dishwasher 2019, Stove 2017, Refrigerator. Pets may be allowed with the approval from the HOA. Common coin-in laundry room on the first floor. Annual membership $350 in Ransom Oaks, include use of club house, swimming pool & tennis court.

Key facts

• Shared laundry
• Fully updated
• Tennis courts

Tags

• FULLY UPDATED
• STORAGE SHED
• SHARED LAUNDRY
• PETS ALLOWED
• INGROUND POOL
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $183k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $19 ($231/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Recommended offer: $180k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,176 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools D+, amenities F, commute 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: Rents rising fast (+5.6%/yr); 153 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent is only 17% of the median local income ($136k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $80k; list at $183k implies a 128% gain — meaningful room to come down on a strong offer.

Recommended offer $180,255 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.55×
• Total profit: $-22,969
• Equity at exit: $27,286

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $5,146
• Equity at exit: $15,822

Cash invested: $51,240 (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 14051

• Home prices YoY: -22.5%
• Rents YoY: 5.6%
• Active inventory: 153
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,968 medium
• Mortgage (P&I): −$960
• Tax est. 1.5%: −$229 /mo · $2,745/yr
• Insurance: −$76
• HOA est. from 2 same-building comps: −$271
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $19

Break-even live

Break-even rent $1,944

Max offer price $183,000

Occupancy floor 94%

Sensitivity live

Price	-10% $146	-5% $82	+0% $19	+5% $-44	+10% $-107
Rent	-10% $-136	-5% $-58	+0% $19	+5% $97	+10% $175
Rate	-1.0pp $111	-0.5pp $66	base $19	+0.5pp $-28	+1.0pp $-76

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Beehunter Ct Unit D East Amherst, NY	2.0	2.0	1102	$1,850	$1.68	45d	1	0.02mi
20 Dockside Pkwy East Amherst, NY	1.0–3.0	1.0–2.0	1120	$2,140	$1.91	3d	11	1.22mi
4410-4420 N French Rd East Amherst, NY	1.0–3.0	1.0–2.5	1176	$2,222	$1.89	3d	1	1.42mi
5 Autumn Creek Ln East Amherst, NY	1.0–2.0	1.0–2.0	1120	$2,053	$1.83	3d	10	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $183,000 Active 26 DOM
2. 2026-06-18
   days on market $183,000 Active 23 DOM
3. 2026-06-17
   days on market $183,000 Active 22 DOM
4. 2026-06-16
   days on market $183,000 Active 21 DOM
5. 2026-06-15
   days on market $183,000 Active 20 DOM
6. 2026-06-13
   days on market $183,000 Active 18 DOM
7. 2026-06-10
   days on market $183,000 Active 15 DOM
8. 2026-06-09
   days on market $183,000 Active 14 DOM
9. 2026-06-08
   days on market $183,000 Active 13 DOM
10. 2026-06-07
    days on market $183,000 Active 12 DOM
11. 2026-06-05
    days on market $183,000 Active 9 DOM
12. 2026-06-03
    days on market $183,000 Active 8 DOM
13. 2026-06-02
    days on market $183,000 Active 7 DOM
14. 2026-06-01
    days on market $183,000 Active 6 DOM
15. 2026-05-31
    days on market $183,000 Active 5 DOM
16. 2026-05-26
    listed $183,000 Active
17. 2019-07-25
    soldstatus $80,325 Closed Sale or Rented 426-char remark

    Show marketing remark (426 chars)

    Great one bedroom first floor condo in Glen Oaks. Nice size dining room and spacious living room, rear patio off living room and storage space. Carpet 2017, Appliances are included. Dishwasher 2019, Stove 2017, Refrigerator. Pets may be allowed with the approval from the HOA. Common coin-in laundry room on the first floor. Annual membership $350 in Ransom Oaks, include use of club house, swimming pool & tennis court.

18. 2019-06-11
    status Pending Sale 426-char remark

    Show marketing remark (426 chars)

    Great one bedroom first floor condo in Glen Oaks. Nice size dining room and spacious living room, rear patio off living room and storage space. Carpet 2017, Appliances are included. Dishwasher 2019, Stove 2017, Refrigerator. Pets may be allowed with the approval from the HOA. Common coin-in laundry room on the first floor. Annual membership $350 in Ransom Oaks, include use of club house, swimming pool & tennis court.

19. 2019-05-28
    status Under Contract- Do Not Show 426-char remark

    Show marketing remark (426 chars)

    Great one bedroom first floor condo in Glen Oaks. Nice size dining room and spacious living room, rear patio off living room and storage space. Carpet 2017, Appliances are included. Dishwasher 2019, Stove 2017, Refrigerator. Pets may be allowed with the approval from the HOA. Common coin-in laundry room on the first floor. Annual membership $350 in Ransom Oaks, include use of club house, swimming pool & tennis court.

20. 2019-05-13
    listed $82,900 Active 426-char remark

    Show marketing remark (426 chars)

    Great one bedroom first floor condo in Glen Oaks. Nice size dining room and spacious living room, rear patio off living room and storage space. Carpet 2017, Appliances are included. Dishwasher 2019, Stove 2017, Refrigerator. Pets may be allowed with the approval from the HOA. Common coin-in laundry room on the first floor. Annual membership $350 in Ransom Oaks, include use of club house, swimming pool & tennis court.

21. 2012-07-26
    soldstatus $54,000 510-char remark

    Show marketing remark (510 chars)

    Welcome Home to this one bedroom 1st floor condo in Glen Oaks. Nothing to do but move in. Freshly painted throughout, newer carpet in bedroom- April '12, roof '04. 45% of the gas bill is reimbursed back to the buyer by the Association. Stove, dishwasher and refrigerator are included. Green space out your back door. Small pets allowed with approval from the association. Water is included in the HOA fee along with tennis courts, swimming pool and club house. minutes from the 990 for easy access to downtown

22. 2012-04-24
    listed $60,000 510-char remark

    Show marketing remark (510 chars)

    Welcome Home to this one bedroom 1st floor condo in Glen Oaks. Nothing to do but move in. Freshly painted throughout, newer carpet in bedroom- April '12, roof '04. 45% of the gas bill is reimbursed back to the buyer by the Association. Stove, dishwasher and refrigerator are included. Green space out your back door. Small pets allowed with approval from the association. Water is included in the HOA fee along with tennis courts, swimming pool and club house. minutes from the 990 for easy access to downtown

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 38% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,619
• − Mortgage interest: −$10,251
• − Property taxes: −$2,745
• − Insurance: −$915
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$3,252
• − Depreciation: −$5,324
• Taxable loss: −$2,646
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $866/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

The property is in fair condition with moderate rehabilitation needed, primarily focusing on the exterior and landscaping. Repairs and maintenance in these areas would significantly increase its value.

Repairs flagged

• Major Landscaping — Overgrown bushes and lack of maintenance
• Major Patio — Worn and in need of repair

Value-add opportunities

• Both Landscaping and patio repair — Improving curb appeal and increasing both resale and rental value
• Both Painting exterior — Enhancing the home's appearance and increasing its value
• Both Landscaping and patio repair — Improving curb appeal and increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown bushes and lack of maintenance	Major	$15,000–50,000
Patio · Worn and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and patio repair — Improving curb appeal and increasing both resale and rental value ↑
• Both Painting exterior — Enhancing the home's appearance and increasing its value ↑
• Both Landscaping and patio repair — Improving curb appeal and increasing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Rapids

• Score: 49/100
• State rank: #1176
• US rank: #25855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 19,739
• Household income: $135,663
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 375.0

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 (82%)
• Race & ethnicity: White 82% Asian 9% Two or more races 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 13% Italian 2% Subsaharan African 2%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 85% English-only · Other Indo-European 6% Chinese 2% Russian/Polish/Slavic 2%

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: ▼ -93.55%
• Current HPI: 322.688
• Rent YoY: ▲ 5.59%
• 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

+205.0% since first listed

7 events — show timeline

• 2026-05-26 Listed $183,000 FSBO.com
• 2019-07-25 Sold (MLS) $80,325 WNYREIS
• 2019-06-11 Pending — WNYREIS
• 2019-05-28 Pending — WNYREIS
• 2019-05-13 Listed $82,900 WNYREIS
• 2012-07-26 Sold (MLS) $54,000 WNYREIS
• 2012-04-24 Listed $60,000 WNYREIS