297 Sunrise Blvd · University at Buffalo, NY 14221

$296,900

3 bd · 1.5 ba · 1,306 sqft · SingleFamily public records · 13 Days on market

Built 1957 7,750 sqft lot $227/sqft · 16% below area Est $353k · 16% 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 +14.6/15.0
• Cash flow +7.5/30.0
• Schools +4.5/10.0
• Livability +4.4/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

One Floor Charmer ! Brick-sided 3 bedroom, 1.5 bath Ranch. Front foyer with ceramic flooring leads to roomy living room and formal dining room. Eat-in Kitchen has updated cabinets - 2023 & dishwasher. Stove and refrigerator - 2023. 1/2 bathroom off Kitchen. Exposed hardwood flooring. Basement rec room. Some newer w/ w carpeting in basement - 2022. Updated hot water tank. Newer sump pump with water back up. Whole house generator - 2023, roof (tear down) - 2015, siding and gutters w/ gutter guards - 2021. House entry and garage exterior doors - 2022. Garage door and opener - 2023. Glass block basement windows. Rear concrete patio. Convenient location. ( Showings begin Tuesday May 12, 20

Key facts

• Ceramic flooring
• Updated cabinets
• Basement rec room

Tags

• CERAMIC FLOORING
• UPDATED CABINETS
• EXPOSED HARDWOOD FLOORING
• BASEMENT REC ROOM
• NEWER CARPETING
• UPDATED HOT WATER TANK

Property features AI

Exterior

• Parking: Attached 2-car garage with electricity, storage and garage door opener
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story house; Existing construction; Faces city street
• Construction: Brick and vinyl siding exterior; Copper plumbing; Asphalt roof; Poured foundation; Built (existing)
• Exterior features: Concrete driveway; Partial fencing; Patio

Interior

• Kitchen: Eat-in kitchen; Free-standing range; Gas oven and gas range; Oven; Refrigerator; Dishwasher
• Bedrooms: Three main-level bedrooms; Additional finished/other rooms in basement
• Flooring: Carpet; Ceramic tile; Hardwood; Mixed/varies
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement, partially finished, with sump pump
• Laundry & utility: Washer and dryer included; Laundry located in basement; Generator on property; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (26.5% below list).
• Recommended offer: $218k (26.5% 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.
• Sweet Home Central School District (suburban): math 46% / reading 59% proficiency, ranked #342 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.0%/yr); 334 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $133k; list at $297k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $218,140 (26.5% 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 1957 — 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: 0.73% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.3

CMA / ARV

• ARV (median comp): $352,722
• List price: $296,900
• Delta: -15.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Donna Lea Blvd	0.03mi	3/1.5	1,272 (-3%)	4mo	$349,800	$275	91
181 Donna Lea Blvd Blvd	0.06mi	3/1.5	1,352 (+4%)	9mo	$318,000	$235	84
355 Maple Rd	0.36mi	3/1.0	1,328 (+2%)	5mo	$292,000	$220	74
450 Frankhauser Rd	0.42mi	3/1.0	1,272 (-3%)	7mo	$250,000	$197	68
57 Lynn Lea St	0.26mi	3/1.5	1,481 (+13%)	5mo	$330,000	$223	62
29 Sunrise Blvd	0.52mi	3/1.5	1,228 (-6%)	11mo	$225,000	$183	56
75 Sedgemoor Ct	0.69mi	3/1.5	1,392 (+7%)	8mo	$265,000	$190	50
108 Sedgemoor Ct	0.74mi	3/1.0	1,394 (+7%)	5mo	$285,000	$204	48
55 Fairways Blvd	0.30mi	3/2.5	1,465 (+12%)	17mo	$367,500	$251	48
20 Campus Dr N	0.70mi	3/2.0	1,453 (+11%)	10mo	$287,000	$198	38
485 Frankhauser Rd	0.48mi	3/1.0	1,118 (-14%)	17mo	$230,000	$206	38
50 Sudbury Ln	0.61mi	3/1.5	1,488 (+14%)	14mo	$280,000	$188	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 · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.19×
• Total profit: $-67,128
• Equity at exit: $44,269

10-year hold

• IRR: -13.1%
• Equity multiple: 0.17×
• Total profit: $-69,334
• Equity at exit: $25,670

Cash invested: $83,132 (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 14221

• Rents YoY: 5.0%
• Active inventory: 334
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$1,557
• Tax from tax record: −$413 /mo · $4,953/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-370

Break-even live

Break-even rent $2,650

Max offer price $231,509

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-286	+0% $-370	+5% $-454	+10% $-538
Rent	-10% $-542	-5% $-456	+0% $-370	+5% $-284	+10% $-198
Rate	-1.0pp $-221	-0.5pp $-295	base $-370	+0.5pp $-447	+1.0pp $-525

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: $74,225
• Closing costs: $8,907
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 Amherst Manor Dr Buffalo, NY	2.0	2.0	1080	$1,495	$1.38	3d	5	0.56mi
499 Burroughs Dr Unit 5 Amherst, NY	2.0	1.5	1200	$1,800	$1.50	3d	1	0.82mi
1325 N Forest Rd Buffalo, NY	1.0–3.0	1.0	870	$2,095	$2.41	3d	9	0.99mi
79 Rosemont Dr Buffalo, NY	2.0	1.0	1071	$2,200	$2.05	45d	1	1.01mi
212 Dellwood Rd Buffalo, NY	4.0	4.0	1209	$3,400	$2.81	3d	2	1.29mi

Listing history 10 events

1. 2026-05-07
   listed $296,900 Active 767-char remark
2. 2024-12-20
   status Pending
3. 2024-08-22
   listed $284,900 Active
4. 2023-12-27
   status Pending
5. 2023-12-26
   status Under Contract- Do Not Show
6. 2023-12-22
   historical
7. 2023-12-10
   listed $274,900 Active
8. 2011-03-31
   soldstatus $132,800
9. 2011-03-31
   soldstatus $132,800
10. 2010-08-25
    listed $129,900

ⓘ 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: $4,953 · $413/mo
• Projected year-2 tax: $4,986 · $415/mo
• Expected delta: +$32/yr (+$3/mo · 0.6%)

ⓘ 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 ≥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: $26,177
• − Mortgage interest: −$16,631
• − Property taxes: −$4,953
• − Insurance: −$1,484
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$8,637
• Taxable loss: −$9,718
• Est. tax savings @ 24.0%: +$2,332
• After-tax cash flow: $-2,110/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: Sweet Home Central School District
• NCES district ID: 3628500
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $48,509
• Composite: 44.67/100
• National rank: #2765
• State rank: #342 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): 55,255
• Household income: $101,615
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1956.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 15% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Other Asian/Pacific 2% Spanish 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: ▼ -301.37%
• Current HPI: 322.6947
• Rent YoY: ▲ 5.01%
• 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

+128.6% since first listed

11 events — show timeline

• 2026-05-21 Pending — WNYREIS
• 2026-05-07 Listed $296,900 WNYREIS
• 2024-12-20 Pending — WNYREIS
• 2024-08-22 Listed $284,900 WNYREIS
• 2023-12-27 Pending — WNYREIS
• 2023-12-26 Pending — WNYREIS
• 2023-12-22 Listing Removed — WNYREIS
• 2023-12-10 Listed $274,900 WNYREIS
• 2011-03-31 Sold (Public Records) $132,800 Public Records
• 2011-03-31 Sold (MLS) $132,800 WNYREIS
• 2010-08-25 Listed $129,900 WNYREIS

Property tax history

+3.9%/yr

Latest (2025): $4,953 · -21.5% YoY. Source: county tax records.