1403 Union Rd · West Seneca, NY 14224

$109,900

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 36 Days on market

Built 1907 3,240 sqft lot

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Why this score? — see what drove the C+ 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 +24.7/30.0
• 1% rule +8.8/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Check out this terrific opportunity to purchase a single family home that needs cosmetic touches completed. Many mechanical updates have been done including high efficiency replacement windows, updated architectural shingle roof, a fully rebuilt front porch, glass block windows and more. There are three bedrooms and a full bathroom upstairs. There is also some nice original architectural details like the oak banister going up the front staircase and a cool open concept kitchen. What is needed now is someone to update light fixtures, do a full interior paint job and install finished flooring or carpet. This could serve as an excellent rental or a home for you. Additionally since it is on Uni

Key facts

• Open concept kitchen
• Oak banister
• Glass block windows

Tags

• FULLY REBUILT FRONT PORCH
• GLASS BLOCK WINDOWS
• ORIGINAL ARCHITECTURAL DETAILS
• OAK BANISTER
• OPEN CONCEPT KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 202 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.38% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $288,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Warren Ave	0.17mi	3/2.0	1,415 (+10%)	5mo	$328,000	$232	67
135 Century Dr	0.52mi	3/1.0	1,232 (-4%)	5mo	$265,000	$215	64
67 Hillcrest Dr	0.57mi	3/1.5	1,286 (-0%)	11mo	$301,000	$234	62
211 Ansley Ct	0.42mi	3/1.0	1,399 (+9%)	6mo	$307,000	$219	61
67 Bayberry Ave	0.61mi	3/1.0	1,232 (-4%)	6mo	$300,000	$244	59
61 Centerview Dr	0.47mi	3/1.0	1,400 (+9%)	7mo	$250,000	$179	58
120 Cloverside Ct	0.50mi	3/1.5	1,356 (+5%)	10mo	$300,000	$221	58
22 Carol Dr	0.60mi	3/2.0	1,319 (+2%)	10mo	$370,000	$281	56
59 Woodlane Dr	0.70mi	3/1.0	1,340 (+4%)	8mo	$300,000	$224	54
117 Willowdale Dr	0.73mi	3/2.0	1,323 (+3%)	11mo	$302,000	$228	48
14 Princess Ln	0.58mi	3/2.0	1,428 (+11%)	8mo	$240,000	$168	44
66 Bayberry Ave	0.64mi	2/1.0 (-1)	1,112 (-14%)	6mo	$210,000	$189	37

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,066
• Equity at exit: $16,386

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $16,741
• Equity at exit: $9,502

Cash invested: $30,772 (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: 202
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$576
• Tax from tax record: −$351 /mo · $4,209/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $229

Break-even live

Break-even rent $1,231

Max offer price $109,900

Occupancy floor 80%

Sensitivity live

Price	-10% $291	-5% $260	+0% $229	+5% $198	+10% $167
Rent	-10% $109	-5% $169	+0% $229	+5% $289	+10% $349
Rate	-1.0pp $284	-0.5pp $257	base $229	+0.5pp $201	+1.0pp $172

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 Boncroft Dr Unit Upper West Seneca, NY	2.0	1.0	936	$1,300	$1.39	45d	1	0.36mi
510 Center Rd West Seneca, NY	2.0	1.0–1.5	1054	$1,515	$1.44	3d	2	0.50mi
3266 Seneca St Buffalo, NY	1.0–2.0	1.0–2.0	825	$2,015	$2.44	3d	1	0.92mi
200 Center Rd Buffalo, NY	2.0	1.0	900	$1,295	$1.44	3d	1	0.98mi
1130 Orchard Park Rd Buffalo, NY	2.0	2.0	1517	$2,015	$1.33	45d	1	1.50mi

Listing history 4 events

1. 2026-03-31
   status Pending
2. 2026-02-25
   status Active
3. 2026-02-16
   status Pending
4. 2026-02-13
   listed $109,900 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: $4,209 · $351/mo
• Projected year-2 tax: $4,209 · $351/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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,257
• − Mortgage interest: −$6,156
• − Property taxes: −$4,209
• − Insurance: −$550
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,197
• Taxable income: $1,224
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,455/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

4 events — show timeline

• 2026-03-31 Pending — WNYREIS
• 2026-02-25 Relisted — WNYREIS
• 2026-02-16 Pending — WNYREIS
• 2026-02-13 Listed $109,900 WNYREIS

Property tax history

+1.8%/yr

Latest (2025): $4,209 · +0.7% YoY. Source: county tax records.