175 Indian Church Rd · West Seneca, NY 14210

$179,000

6 bd · 2.0 ba · 2,318 sqft · MultiFamily public records · 13 Days on market

Built 1915 4,480 sqft lot $77/sqft · 45% below area Est $328k · 45% under

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Why this score? — see what drove the A+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Well-maintained 3/3 double with long-term tenants in both units—an excellent income-producing opportunity. Features include a three-car garage, spacious units in solid condition, a full walk-up attic for ample storage, and shared laundry in the basement. Enjoy a welcoming front porch and a large second-floor balcony. Due to tenants, private showings are limited to Tuesday the 5th from 5:00–7:00 PM and Saturday the 9th from 12:00–2:00 PM. All offers are due Monday 5/11 at 12:00 PM.

Key facts

• Full walk up attic
• Three car garage
• 4,480 sq ft lot

Tags

• THREE CAR GARAGE
• FULL WALK UP ATTIC
• WELCOMING FRONT PORCH
• LARGE SECOND FLOOR BALCONY

Property features AI

Finance

• Financial info: Owner pays water for rentals; rent includes water; Operating expenses include insurance and water

Exterior

• Parking: Gravel parking; Attached/available garage with 3-car capacity
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Composite siding
• Construction: Composite siding construction; Existing structure (previously built)
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: 2-unit property (total units: 2)
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and luxury vinyl flooring; Varied flooring throughout; Full basement
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $179k).
• Cap rate 19.0% 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: Rents rising fast (+12.7%/yr); 94 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $4,163/mo this rent would consume 92% of the median local household income ($54k/yr) (locally 959% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $74k; list at $179k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.33% ✓
• Cap rate: 18.98%
• Cash-on-cash: 45.30%
• DSCR: 3.02
• GRM: 3.6

CMA / ARV

• ARV (median comp): $328,430
• List price: $179,000
• Delta: -45.50%
• 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
260 Indian Church Rd	0.16mi	6/2.0	2,488 (+7%)	4mo	$217,000	$87	77
26 Kamper Ave	0.45mi	6/2.0	2,394 (+3%)	3mo	$179,000	$75	71
132 Edson St	0.16mi	7/3.0 (+1)	2,480 (+7%)	2mo	$210,000	$85	70
71 Buffum St	0.22mi	5/2.0 (-1)	2,136 (-8%)	6mo	$160,000	$75	67
154 Chamberlin Dr	0.36mi	5/2.0 (-1)	2,182 (-6%)	2mo	$242,400	$111	66
42 Mineral Spring Rd	0.68mi	6/2.0	2,278 (-2%)	0mo	$300,000	$132	65
132 Ryan St	0.51mi	6/3.0	2,230 (-4%)	7mo	$205,000	$92	60
30 Chamberlin Dr	0.52mi	5/2.0 (-1)	2,208 (-5%)	5mo	$239,800	$109	59
389 Cumberland Ave	0.69mi	5/2.0 (-1)	2,328 (+0%)	5mo	$280,000	$120	58
30 Geary St	0.61mi	6/2.0	2,438 (+5%)	7mo	$301,000	$123	57
14 Winegar Pl	0.46mi	5/2.5 (-1)	2,469 (+6%)	5mo	$187,000	$76	57
18 Stephenson Ave	0.66mi	6/2.0	1,978 (-15%)	2mo	$226,000	$114	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 63.5%
• Equity multiple: 5.79×
• Total profit: $240,164
• Equity at exit: $161,257

10-year hold

• IRR: 59.2%
• Equity multiple: 14.31×
• Total profit: $667,295
• Equity at exit: $347,758

Cash invested: $50,120 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $4,163 high
• Mortgage (P&I): −$939
• Tax from tax record: −$383 /mo · $4,600/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $1,892

Break-even live

Break-even rent $1,768

Max offer price $179,000

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$4,164
Total (3 units)			$4,163

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending 503-char remark
2. 2026-05-01
   listed $179,000 Active 503-char remark
3. 1998-02-13
   soldstatus $73,500

ⓘ 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: $4,600 · $383/mo
• Projected year-2 tax: $4,600 · $383/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,956
• − Mortgage interest: −$10,027
• − Property taxes: −$4,600
• − Insurance: −$895
• − Repairs & maintenance: −$3,996
• − Management: −$3,996
• − Depreciation: −$5,207
• Taxable income: $21,234
• Est. tax owed @ 24.0%: −$5,096
• After-tax cash flow: $17,610/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
• County: Erie County · 714,559 people
• City population: 41,101
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+143.5% since first listed

3 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-05-01 Listed $179,000 UNYREIS
• 1998-02-13 Sold (Public Records) $73,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,600 · +5.9% YoY. Source: county tax records.