108 South Dr · West Seneca, NY 14218

$269,900

3 bd · 2.5 ba · 1,482 sqft · Townhouse · 66 Days on market

Built 2022 Good condition 7,360 sqft lot $182/sqft · 18% below area Est $328k · 18% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this extraordinary West Seneca townhome where you can experience luxury living in a beautiful community just minutes from Highmark Stadium all with no HOA fees! This contemporary three bed, two and a half bath end unit townhome features an open floor plan poised to live & entertain in style maintenance-free! Gorgeous luxury vinyl plank flooring leads you down the hall past the half bath to the light filled living room. Open concept kitchen with shaker cabinetry, granite countertops and a spacious and functional island to entertain guests while preparing a meal. Dining room offers a serene view with sliders to private yard. Making your way upstairs, a massive primary suite with walk-in closet & full bath complete with dual sink vanity. Two additional bedrooms with plenty of closet space aside second floor laundry closet. Additional full bath with tub perfect for family or guests. Tankless hot water heater and forced-air furnace and air conditioning provide efficient utilities. Neutral paint scheme, energy efficient recessed LED lighting leave nothing do to but move in. One car attached garage with newly-installed electric vehicle charger and plenty of space for lawn tools. Pull-down staircase offers access to attic for additional storage. Enjoy the great outdoors in the scenic yard on a double lot. See 108 South Drive and prepare to experience what luxury living is all about with zero maintenance & no HOA fees along with all of the shopping, dining and excitement along with nearby One Bills Drive! Open House welcomes visitors on Saturday, March 7th from 11am-1pm.

Key facts

• Spacious island
• Open floor plan
• Open concept kitchen

Tags

• OPEN FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• OPEN CONCEPT KITCHEN
• SHAKER CABINETRY
• GRANITE COUNTERTOPS
• SPACIOUS ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-17 ($-199/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (13.3% below list).
• Recommended offer: $234k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 92 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,004 (13.3% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $327,896
• List price: $269,900
• Delta: -17.69%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 South Dr	0.00mi	3/2.5	1,482 (0%)	0mo	$275,000	$186	100
144 South Dr	0.11mi	3/2.5	1,482 (0%)	1mo	$328,000	$221	94
113 South Dr	0.03mi	3/2.5	1,482 (0%)	6mo	$330,000	$223	94
133 South Dr	0.09mi	3/2.5	1,482 (0%)	3mo	$330,000	$223	94
115 South Dr	0.04mi	3/2.5	1,482 (0%)	6mo	$325,000	$219	93
101 South Dr	0.04mi	3/2.5	1,482 (0%)	6mo	$315,000	$213	93
155 Grant Blvd	0.25mi	3/2.5	1,498 (+1%)	4mo	$325,000	$217	84
105 South Dr	0.04mi	3/2.5	1,482 (0%)	18mo	$299,900	$202	83
121 South Dr	0.05mi	3/2.5	1,482 (0%)	20mo	$290,000	$196	81
153 Grant Blvd	0.24mi	3/2.5	1,498 (+1%)	15mo	$315,000	$210	74

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-44,756
• Equity at exit: $40,243

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-40,190
• Equity at exit: $23,336

Cash invested: $75,572 (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 14218

• Home prices YoY: -9.2%
• Active inventory: 92
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,340 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-17

Break-even live

Break-even rent $2,361

Max offer price $267,500

Occupancy floor 96%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 South Dr Buffalo, NY	2.0	2.5	1380	$2,500	$1.81	1d	1	0.23mi
127 Langner Rd Buffalo, NY	2.0	1.0	900	$1,400	$1.56	1d	1	1.03mi
1130 Orchard Park Rd Buffalo, NY	2.0	1.5	1517	$2,210	$1.46	23d	1	1.44mi

Listing history 4 events

1. 2026-05-08
   status Pending 1617-char remark

   Show marketing remark (1617 chars)

   Welcome to this extraordinary West Seneca townhome where you can experience luxury living in a beautiful community just minutes from Highmark Stadium all with no HOA fees! This contemporary three bed, two and a half bath end unit townhome features an open floor plan poised to live & entertain in style maintenance-free! Gorgeous luxury vinyl plank flooring leads you down the hall past the half bath to the light filled living room. Open concept kitchen with shaker cabinetry, granite countertops and a spacious and functional island to entertain guests while preparing a meal. Dining room offers a serene view with sliders to private yard. Making your way upstairs, a massive primary suite with walk-in closet & full bath complete with dual sink vanity. Two additional bedrooms with plenty of closet space aside second floor laundry closet. Additional full bath with tub perfect for family or guests. Tankless hot water heater and forced-air furnace and air conditioning provide efficient utilities. Neutral paint scheme, energy efficient recessed LED lighting leave nothing do to but move in. One car attached garage with newly-installed electric vehicle charger and plenty of space for lawn tools. Pull-down staircase offers access to attic for additional storage. Enjoy the great outdoors in the scenic yard on a double lot. See 108 South Drive and prepare to experience what luxury living is all about with zero maintenance & no HOA fees along with all of the shopping, dining and excitement along with nearby One Bills Drive! Open House welcomes visitors on Saturday, March 7th from 11am-1pm.

2. 2026-04-13
   price $269,900 1617-char remark

   Show marketing remark (1617 chars)

   Welcome to this extraordinary West Seneca townhome where you can experience luxury living in a beautiful community just minutes from Highmark Stadium all with no HOA fees! This contemporary three bed, two and a half bath end unit townhome features an open floor plan poised to live & entertain in style maintenance-free! Gorgeous luxury vinyl plank flooring leads you down the hall past the half bath to the light filled living room. Open concept kitchen with shaker cabinetry, granite countertops and a spacious and functional island to entertain guests while preparing a meal. Dining room offers a serene view with sliders to private yard. Making your way upstairs, a massive primary suite with walk-in closet & full bath complete with dual sink vanity. Two additional bedrooms with plenty of closet space aside second floor laundry closet. Additional full bath with tub perfect for family or guests. Tankless hot water heater and forced-air furnace and air conditioning provide efficient utilities. Neutral paint scheme, energy efficient recessed LED lighting leave nothing do to but move in. One car attached garage with newly-installed electric vehicle charger and plenty of space for lawn tools. Pull-down staircase offers access to attic for additional storage. Enjoy the great outdoors in the scenic yard on a double lot. See 108 South Drive and prepare to experience what luxury living is all about with zero maintenance & no HOA fees along with all of the shopping, dining and excitement along with nearby One Bills Drive! Open House welcomes visitors on Saturday, March 7th from 11am-1pm.

3. 2026-03-11
   price $279,900 1617-char remark

   Show marketing remark (1617 chars)

   Welcome to this extraordinary West Seneca townhome where you can experience luxury living in a beautiful community just minutes from Highmark Stadium all with no HOA fees! This contemporary three bed, two and a half bath end unit townhome features an open floor plan poised to live & entertain in style maintenance-free! Gorgeous luxury vinyl plank flooring leads you down the hall past the half bath to the light filled living room. Open concept kitchen with shaker cabinetry, granite countertops and a spacious and functional island to entertain guests while preparing a meal. Dining room offers a serene view with sliders to private yard. Making your way upstairs, a massive primary suite with walk-in closet & full bath complete with dual sink vanity. Two additional bedrooms with plenty of closet space aside second floor laundry closet. Additional full bath with tub perfect for family or guests. Tankless hot water heater and forced-air furnace and air conditioning provide efficient utilities. Neutral paint scheme, energy efficient recessed LED lighting leave nothing do to but move in. One car attached garage with newly-installed electric vehicle charger and plenty of space for lawn tools. Pull-down staircase offers access to attic for additional storage. Enjoy the great outdoors in the scenic yard on a double lot. See 108 South Drive and prepare to experience what luxury living is all about with zero maintenance & no HOA fees along with all of the shopping, dining and excitement along with nearby One Bills Drive! Open House welcomes visitors on Saturday, March 7th from 11am-1pm.

4. 2026-03-03
   listed $289,900 Active 1617-char remark

   Show marketing remark (1617 chars)

   Welcome to this extraordinary West Seneca townhome where you can experience luxury living in a beautiful community just minutes from Highmark Stadium all with no HOA fees! This contemporary three bed, two and a half bath end unit townhome features an open floor plan poised to live & entertain in style maintenance-free! Gorgeous luxury vinyl plank flooring leads you down the hall past the half bath to the light filled living room. Open concept kitchen with shaker cabinetry, granite countertops and a spacious and functional island to entertain guests while preparing a meal. Dining room offers a serene view with sliders to private yard. Making your way upstairs, a massive primary suite with walk-in closet & full bath complete with dual sink vanity. Two additional bedrooms with plenty of closet space aside second floor laundry closet. Additional full bath with tub perfect for family or guests. Tankless hot water heater and forced-air furnace and air conditioning provide efficient utilities. Neutral paint scheme, energy efficient recessed LED lighting leave nothing do to but move in. One car attached garage with newly-installed electric vehicle charger and plenty of space for lawn tools. Pull-down staircase offers access to attic for additional storage. Enjoy the great outdoors in the scenic yard on a double lot. See 108 South Drive and prepare to experience what luxury living is all about with zero maintenance & no HOA fees along with all of the shopping, dining and excitement along with nearby One Bills Drive! Open House welcomes visitors on Saturday, March 7th from 11am-1pm.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $28,080
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$7,852
• Taxable loss: −$4,781
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $948/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This well-maintained townhome in West Seneca, NY, offers a good condition with minimal repairs needed. It's move-in ready with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and overall appearance.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and overall appearance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,661

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 (73%)
• Race & ethnicity: White 73% Black 13% Hispanic / Latino 10% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 18% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Arabic 11% Spanish 6% Russian/Polish/Slavic 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: ▼ -39.44%
• Current HPI: 389.0188
• 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

-6.9% since first listed

4 events — show timeline

• 2026-05-08 Pending — WNYREIS
• 2026-04-13 Price Changed $269,900 WNYREIS
• 2026-03-11 Price Changed $279,900 WNYREIS
• 2026-03-03 Listed $289,900 WNYREIS