7 Beacon Park Unit A · University at Buffalo, NY 14228

$199,900

2 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 6 Days on market

Built 1994 871 sqft lot $196/sqft · 7% below area Est $214k · 7% under $335/mo HOA · 17% of rent

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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 +10.4/15.0
• Cash flow +10.0/30.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Livability +4.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this updated 1st FLOOR END UNIT - 2 Bed with 2 Bath Beacon Park Condo now available for you, where the owner is willing to consider offers between $149,999-$199,999 - VR Pricing. OPEN HOUSE Saturday 12-3-2022 & Sunday 12-4-2022 from * 11am-1pm * on both days or by private appointment. Offers will be reviewed starting on Monday December 5th. Updated vinyl flooring, gas fireplace, partially finished basement with laundry and balcony. 100% move in ready condo that also give you the open floor plan feel. Private Entrance and full basement for all your storage needs here as well. Short walk to your 1 car garage space (#30 with remote opener). No maintenance with low HOA fee's. Designated parking space right in front of the unit A next to also a visitor parking space for your guests. Pet(s) allowed by approval. Come say hello to either of the open houses or by appointment. Don't miss this one because the location is very convenient to ALL AMENITIES & HIGHWAY SYSTEM.

Key facts

• Welcoming foyer
• Carpeted bonus room
• Private entrance

Tags

• PRIVATE ENTRANCE
• WELCOMING FOYER
• PRIVATE COVERED DECK
• FULL PRIVATE BASEMENT
• CARPETED BONUS ROOM
• ABUNDANT STORAGE SPACE

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs OK; negotiable; number limit)
• HOA & community: Monthly association through S&S Real Estate Company; Association fee $335 per month covering common area maintenance, common area insurance, structure maintenance, sewer, snow removal, trash and water

Exterior

• Parking: Detached garage with one assigned space and garage door opener
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story property; Resale condition; Asphalt roof; Vinyl siding
• Construction: Built previously (existing); Copper plumbing; Full basement, partially finished, with sump pump
• Exterior features: Deck; Rectangular lot; Private road frontage

Interior

• Kitchen: Electric oven and electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Two main-level bedrooms; Basement contains one additional room (other use)
• Flooring: Carpet; Ceramic tile; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Ceiling fans; Entrance foyer; Separate/formal living room; Combined living and dining area; Primary suite on main level; See remarks
• Laundry & utility: Washer and Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (10.5% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $179k (10.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.7% 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: amenities A+, commute A+, health & safety 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.
• Zoned schools: Heritage Heights Elementary School (math 37% / reading 42%, grade F, #1,444 of 2,108 statewide, top 71%, 406 students, 36% FRL); Sweet Home Middle School (math 21% / reading 52%, grade F, #464 of 729 statewide, top 64%, 768 students, 54% FRL); Sweet Home Senior High School (math 93% / reading 87%, grade A+, #238 of 1,100 statewide, top 23%, 1,072 students, 46% FRL).
• Market conditions: 95 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $171k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $178,870 (10.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 8.3

CMA / ARV

• ARV (median comp): $213,826
• List price: $199,900
• Delta: -6.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-39,741
• Equity at exit: $29,806

10-year hold

• IRR: -13.2%
• Equity multiple: 0.22×
• Total profit: $-43,418
• Equity at exit: $17,284

Cash invested: $55,972 (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 14228

• Home prices YoY: -31.9%
• Active inventory: 95
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$246 /mo · $2,952/yr
• Insurance: −$83
• HOA: −$335
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-119

Break-even live

Break-even rent $2,168

Max offer price $178,870

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-62	+0% $-119	+5% $-176	+10% $-232
Rent	-10% $-278	-5% $-199	+0% $-119	+5% $-39	+10% $40
Rate	-1.0pp $-18	-0.5pp $-68	base $-119	+0.5pp $-171	+1.0pp $-224

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Charter Oaks Dr #4 Buffalo, NY	1.0	1.0	795	$1,500	$1.89	0d	1	0.11mi
695 Skinnersville Rd Buffalo, NY	2.0	1.5	1328	$1,990	$1.50	4d	1	0.29mi
2071 Sweet Home Rd Buffalo, NY	3.0–4.0	3.0	1415	$2,300	$1.63	0d	5	0.32mi
1880 Sweet Home Rd Buffalo, NY	1.0–2.0	1.0	745	$2,030	$2.72	0d	6	0.40mi
2791 N Forest Rd Getzville, NY	3.0	1.0	1160	$2,400	$2.07	5d	1	0.40mi
2635 N Forest Rd Getzville, NY	3.0	2.0	1340	$2,395	$1.79	12d	1	0.49mi
2635 N Forest Rd Unit Type G Getzville, NY	1.0	1.0	705	$1,699	$2.41	0d	1	0.49mi
2635 N Forest Rd Unit Type A Getzville, NY	2.0	2.0	1140	$2,199	$1.93	0d	1	0.49mi
2217 Sweet Home Rd Buffalo, NY	3.0–4.0	2.0–3.0	1372	$2,400	$1.75	0d	1	0.59mi
2217 Sweet Home Rd #50 Buffalo, NY	3.0–4.0	2.0–3.0	1372	$2,400	$1.75	0d	2	0.60mi
325 Kaymar Dr Unit 325 Buffalo, NY	3.0	1.0	1073	$1,695	$1.58	46d	1	0.85mi
2493 Sweet Home Rd Unit 202 Buffalo, NY	1.0	1.0	1000	$2,850	$2.85	46d	1	0.95mi
2493 Sweet Home Rd Unit 101A Buffalo, NY	2.0	2.0	1000	$3,500	$3.50	46d	1	0.95mi
2493 Sweet Home Rd Apt 101 Buffalo, NY	2.0	2.0	1000	$2,850	$2.85	5d	1	0.95mi
2493 Sweet Home Rd Unit 1-201 Buffalo, NY	2.0	2.0	943	$1,904	$2.02	46d	1	0.95mi
2493 Sweet Home Rd Unit 1-106 Buffalo, NY	2.0	2.0	943	$1,782	$1.89	26d	1	0.95mi
91 Marine Dr Amherst, NY	3.0	1.0	1291	$2,150	$1.67	46d	1	0.98mi
133 Sunshine Dr Buffalo, NY	3.0	1.0	1300	$2,100	$1.62	18d	1	1.04mi
227 Sunshine Dr Unit 227 Buffalo, NY	3.0	2.0	1450	$2,599	$1.79	0d	1	1.06mi
212 Sunshine Dr Unit Left Buffalo, NY	3.0	1.5	1300	$2,099	$1.61	4d	1	1.09mi
4585 Chestnut Ridge Rd #4 Buffalo, NY	2.0	2.0	1197	$1,600	$1.34	26d	1	1.09mi
4453 Chestnut Ridge Rd Buffalo, NY	2.0	1.0	921	$1,558	$1.69	0d	3	1.19mi
1280 Sweet Home Rd Buffalo, NY	1.0	1.0	1126	$1,850	$1.64	17d	1	1.26mi

HOA detail

• Monthly dues: $335 · $4,020/yr
• Likely covers: gas

Listing history 20 events

1. 2026-05-14
   listed $199,900 Active 2046-char remark
2. 2023-02-10
   soldstatus $171,009 Closed Sale or Rented 998-char remark

   Show marketing remark (998 chars)

   Check out this updated 1st FLOOR END UNIT - 2 Bed with 2 Bath Beacon Park Condo now available for you, where the owner is willing to consider offers between $149,999-$199,999 - VR Pricing. OPEN HOUSE Saturday 12-3-2022 & Sunday 12-4-2022 from * 11am-1pm * on both days or by private appointment. Offers will be reviewed starting on Monday December 5th. Updated vinyl flooring, gas fireplace, partially finished basement with laundry and balcony. 100% move in ready condo that also give you the open floor plan feel. Private Entrance and full basement for all your storage needs here as well. Short walk to your 1 car garage space (#30 with remote opener). No maintenance with low HOA fee's. Designated parking space right in front of the unit A next to also a visitor parking space for your guests. Pet(s) allowed by approval. Come say hello to either of the open houses or by appointment. Don't miss this one because the location is very convenient to ALL AMENITIES & HIGHWAY SYSTEM.

3. 2023-02-06
   soldstatus $171,000
4. 2023-02-06
   soldstatus $171,000
5. 2022-12-06
   status Under Contract- Do Not Show 998-char remark

   Show marketing remark (998 chars)

   Check out this updated 1st FLOOR END UNIT - 2 Bed with 2 Bath Beacon Park Condo now available for you, where the owner is willing to consider offers between $149,999-$199,999 - VR Pricing. OPEN HOUSE Saturday 12-3-2022 & Sunday 12-4-2022 from * 11am-1pm * on both days or by private appointment. Offers will be reviewed starting on Monday December 5th. Updated vinyl flooring, gas fireplace, partially finished basement with laundry and balcony. 100% move in ready condo that also give you the open floor plan feel. Private Entrance and full basement for all your storage needs here as well. Short walk to your 1 car garage space (#30 with remote opener). No maintenance with low HOA fee's. Designated parking space right in front of the unit A next to also a visitor parking space for your guests. Pet(s) allowed by approval. Come say hello to either of the open houses or by appointment. Don't miss this one because the location is very convenient to ALL AMENITIES & HIGHWAY SYSTEM.

6. 2022-11-27
   listed $149,999 Active 998-char remark

   Show marketing remark (998 chars)

   Check out this updated 1st FLOOR END UNIT - 2 Bed with 2 Bath Beacon Park Condo now available for you, where the owner is willing to consider offers between $149,999-$199,999 - VR Pricing. OPEN HOUSE Saturday 12-3-2022 & Sunday 12-4-2022 from * 11am-1pm * on both days or by private appointment. Offers will be reviewed starting on Monday December 5th. Updated vinyl flooring, gas fireplace, partially finished basement with laundry and balcony. 100% move in ready condo that also give you the open floor plan feel. Private Entrance and full basement for all your storage needs here as well. Short walk to your 1 car garage space (#30 with remote opener). No maintenance with low HOA fee's. Designated parking space right in front of the unit A next to also a visitor parking space for your guests. Pet(s) allowed by approval. Come say hello to either of the open houses or by appointment. Don't miss this one because the location is very convenient to ALL AMENITIES & HIGHWAY SYSTEM.

7. 2016-07-01
   soldstatus $110,000 Closed Sale or Rented

   Show marketing remark (173 chars)

   Great Location! Spacious end unit has 2 bedrooms, 2 full baths. large living room with door to deck. Gas fireplace. Close to all shopping, churches and UB. Fully applianced.

8. 2016-07-01
   soldstatus $110,000

   Show marketing remark (173 chars)

   Great Location! Spacious end unit has 2 bedrooms, 2 full baths. large living room with door to deck. Gas fireplace. Close to all shopping, churches and UB. Fully applianced.

9. 2016-05-02
   status Pending Sale

   Show marketing remark (173 chars)

   Great Location! Spacious end unit has 2 bedrooms, 2 full baths. large living room with door to deck. Gas fireplace. Close to all shopping, churches and UB. Fully applianced.

10. 2016-04-26
    historical Under Contract- Do Not Show

    Show marketing remark (173 chars)

    Great Location! Spacious end unit has 2 bedrooms, 2 full baths. large living room with door to deck. Gas fireplace. Close to all shopping, churches and UB. Fully applianced.

11. 2016-03-30
    price $119,900

    Show marketing remark (173 chars)

    Great Location! Spacious end unit has 2 bedrooms, 2 full baths. large living room with door to deck. Gas fireplace. Close to all shopping, churches and UB. Fully applianced.

12. 2016-02-29
    listed $129,900 Active

    Show marketing remark (173 chars)

    Great Location! Spacious end unit has 2 bedrooms, 2 full baths. large living room with door to deck. Gas fireplace. Close to all shopping, churches and UB. Fully applianced.

13. 2003-08-01
    soldstatus $100,000
14. 1995-03-31
    soldstatus $83,800
15. 1995-03-24
    soldstatus $86,470
16. 1995-03-24
    soldstatus $80,740
17. 1995-03-03
    soldstatus $84,900
18. 1994-12-29
    soldstatus $86,800
19. 1994-12-20
    soldstatus $81,900
20. 1994-12-09
    soldstatus $84,990

ⓘ 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: $2,952 · $246/mo
• Projected year-2 tax: $3,165 · $264/mo
• Expected delta: +$213/yr (+$18/mo · 7.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $24,205
• − Mortgage interest: −$11,198
• − Property taxes: −$2,952
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − HOA: −$4,020
• − Depreciation: −$5,815
• Taxable loss: −$4,651
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $-312/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): 25,350
• Household income: $74,871
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 1566.0

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% Asian 13% Black 5% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -148.08%
• Current HPI: 316.3097
• Rent YoY: —
• 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

+135.2% since first listed

21 events — show timeline

• 2026-05-21 Pending — WNYREIS
• 2026-05-14 Listed $199,900 WNYREIS
• 2023-02-10 Sold (MLS) $171,009 WNYREIS
• 2023-02-06 Sold (Public Records) $171,000 Public Records
• 2023-02-06 Sold (Public Records) $171,000 Public Records
• 2022-12-06 Pending — WNYREIS
• 2022-11-27 Listed $149,999 WNYREIS
• 2016-07-01 Sold (Public Records) $110,000 Public Records
• 2016-07-01 Sold (MLS) $110,000 WNYREIS
• 2016-05-02 Pending — WNYREIS
• 2016-04-26 Contingent — WNYREIS
• 2016-03-30 Price Changed $119,900 WNYREIS
• 2016-02-29 Listed $129,900 WNYREIS
• 2003-08-01 Sold (Public Records) $100,000 Public Records
• 1995-03-31 Sold (Public Records) $83,800 Public Records
• 1995-03-24 Sold (Public Records) $80,740 Public Records
• 1995-03-24 Sold (Public Records) $86,470 Public Records
• 1995-03-03 Sold (Public Records) $84,900 Public Records
• 1994-12-29 Sold (Public Records) $86,800 Public Records
• 1994-12-20 Sold (Public Records) $81,900 Public Records
• 1994-12-09 Sold (Public Records) $84,990 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,952 · -26.0% YoY. Source: county tax records.