50A Foxberry · University at Buffalo, NY 14068

$164,900

2 bd · 1.0 ba · 810 sqft · MultiFamily public records · 15 Days on market

Built 1975 $230/mo HOA

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Totally updated 1st floor condo (building#11)! Light & bright throughout! Kitchen with light wood cabinets, granite counters, breakfast bar & includes stainless stove, refrigerator, dishwasher & microwave. Living room with sliding doors to covered porch/patio. Updated bathroom. Recent luxury vinyl plank flooring through out, light fixutres & freshly painted (all in 2023'). Updated Furnace & Central Air (2025'). Common laundry (20' from this unit). Private storage room. Don't forget the pool! Pets: Cats allowed. Dogs up to 30lbs with board approval. No rental units allowed at this time. There is a buyers entrance fee of $250 to the Hoa.

Key facts

• Stainless stove
• Dishwasher
• Refrigerator

Tags

• UPDATED 1ST FLOOR CONDO
• GRANITE COUNTERS
• BREAKFAST BAR
• STAINLESS STOVE
• REFRIGERATOR
• DISHWASHER

Property features AI

Exterior

• Home design: Property located at 50A Foxberry, Getzville, NY 14068

🏢 Co-op / cooperative unit. The $164,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 56.9% 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.
• 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: 34 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $138k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 6.34% ✓
• Cap rate: 56.89%
• Cash-on-cash: 180.71%
• DSCR: 9.04
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 10.02×
• Total profit: $416,376
• Equity at exit: $24,587

10-year hold

• IRR: —
• Equity multiple: 21.23×
• Total profit: $933,845
• Equity at exit: $14,258

Cash invested: $46,172 (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 14068

• Home prices YoY: -16.3%
• Active inventory: 34
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $10,450 high
• Mortgage (P&I): −$865
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$69
• HOA: −$230
• Vacancy / Maint / Mgmt: −$2,194
• Net cashflow: $6,953

Break-even live

Break-even rent $1,649

Max offer price $164,900

Occupancy floor 28%

Sensitivity live

Price	-10% $7,046	-5% $7,000	+0% $6,953	+5% $6,906	+10% $6,860
Rent	-10% $6,127	-5% $6,540	+0% $6,953	+5% $7,366	+10% $7,779
Rate	-1.0pp $7,036	-0.5pp $6,995	base $6,953	+0.5pp $6,910	+1.0pp $6,867

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$10,450
Total (5 units)			$10,450

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3253 Millersport Hwy Getzville, NY	2.0	2.0	1069	$1,995	$1.87	3d	26	0.90mi
2635 N Forest Rd Unit Type G Getzville, NY	1.0	1.0	705	$1,699	$2.41	3d	1	1.28mi
2250 N French Rd Getzville, NY	1.0–2.0	1.0	814	$1,700	$2.09	3d	1	1.38mi

HOA detail

• Monthly dues: $230 · $2,760/yr
• Likely covers: pool

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-04-10
   historical Active Under Contract
3. 2026-03-30
   listed $164,900 Active
4. 2021-09-29
   soldstatus $137,500
5. 2016-10-28
   soldstatus $94,500

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $2,228 · $186/mo
• Expected delta: +$559/yr (+$47/mo · 33.5%)

ⓘ 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 (shaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $125,400
• − Mortgage interest: −$9,237
• − Property taxes: −$1,669
• − Insurance: −$824
• − Repairs & maintenance: −$10,032
• − Management: −$10,032
• − HOA: −$2,760
• − Depreciation: −$4,797
• Taxable income: $86,049
• Est. tax owed @ 24.0%: −$20,652
• After-tax cash flow: $62,784/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: 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 — 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

• City population: 5,827
• Population (ZIP): 8,504

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 (81%)
• Race & ethnicity: White 81% Two or more races 9% Asian 6% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 12% Scotch-Irish 3% Scandinavian 2%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 88% English-only · Other Indo-European 4% Chinese 3% 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: ▼ -61.31%
• Current HPI: 314.5567
• 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

+74.5% since first listed

5 events — show timeline

• 2026-04-14 Pending — WNYREIS
• 2026-04-10 Contingent — WNYREIS
• 2026-03-30 Listed $164,900 WNYREIS
• 2021-09-29 Sold (Public Records) $137,500 Public Records
• 2016-10-28 Sold (Public Records) $94,500 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,669 · +2.1% YoY. Source: county tax records.