41 Aurora Ave · West Seneca, NY 14224

$275,000

6 bd · 2.0 ba · 2,236 sqft · MultiFamily public records · 27 Days on market

Built 1962 9,225 sqft lot $123/sqft · 26% below area Est $371k · 26% under

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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).

• Cash flow +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Strategic investment opportunity in a prime Buffalo location. Back on the market due to buyer financing issue. 41 Aurora Ave is a solid two-family property featuring two 3-bedroom, 1-bath units. The lower unit is vacant, offering immediate flexibility for owner-occupants or investors looking to optimize rents. The property includes separate utilities, public water and sewer, hot water heat, and appliances in both units. Exterior highlights include a fully fenced yard, covered porch, and additional outdoor space for tenants to enjoy. Whether you're looking to expand your portfolio or secure that owner-occupied for yourself, this property delivers both stability and upside.

Key facts

• Covered porch
• Separate utilities
• Two-family property

Tags

• PRIME BUFFALO LOCATION
• TWO-FAMILY PROPERTY
• SEPARATE UTILITIES
• FULLY FENCED YARD
• COVERED PORCH
• ADDITIONAL OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive. Per door: $69/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (2.0% below list).
• Recommended offer: $270k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 202 active listings in the ZIP; 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 27 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $170k; list at $275k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,500 (2.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.98% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 8.5

CMA / ARV

• ARV (median comp): $371,471
• List price: $275,000
• Delta: -25.97%
• 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
154 Chamberlin Dr	0.52mi	5/2.0 (-1)	2,182 (-2%)	2mo	$242,400	$111	65
260 Indian Church Rd	0.38mi	6/2.0	2,488 (+11%)	4mo	$217,000	$87	60
17 Dismonda St	0.66mi	6/2.0	2,200 (-2%)	11mo	$230,000	$105	58
96 Wildwood Pl	0.75mi	6/2.0	2,288 (+2%)	8mo	$90,000	$39	55
102 Wildwood Pl	0.73mi	6/2.0	2,270 (+2%)	17mo	$215,000	$95	49
132 Edson St	0.54mi	7/3.0 (+1)	2,480 (+11%)	2mo	$210,000	$85	46
837 Mineral Springs Rd	0.60mi	6/2.0	2,352 (+5%)	21mo	$275,000	$117	45
35 Duerstein St	0.74mi	6/2.0	2,400 (+7%)	11mo	$260,000	$108	44
23 Indian Orchard Pl	0.69mi	6/2.0	2,376 (+6%)	20mo	$245,000	$103	40
118 Indian Church Rd	0.65mi	6/2.0	2,552 (+14%)	8mo	$265,851	$104	39
81 Buffum St	0.74mi	5/2.0 (-1)	2,112 (-6%)	15mo	$265,000	$125	39
14 Winegar Pl	0.70mi	5/2.5 (-1)	2,469 (+10%)	5mo	$187,000	$76	39

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-35,698
• Equity at exit: $41,003

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-19,403
• Equity at exit: $23,777

Cash invested: $77,000 (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 14224

• Active inventory: 202
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $2,695 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$435 /mo · $5,216/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $138

Break-even live

Break-even rent $2,521

Max offer price $275,000

Occupancy floor 90%

Sensitivity live

Price	-10% $293	-5% $215	+0% $138	+5% $60	+10% $-18
Rent	-10% $-75	-5% $31	+0% $138	+5% $244	+10% $351
Rate	-1.0pp $276	-0.5pp $208	base $138	+0.5pp $66	+1.0pp $-6

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,696
Total (2 units)			$2,695

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-15
   status Active 680-char remark

   Show marketing remark (680 chars)

   Strategic investment opportunity in a prime Buffalo location. Back on the market due to buyer financing issue. 41 Aurora Ave is a solid two-family property featuring two 3-bedroom, 1-bath units. The lower unit is vacant, offering immediate flexibility for owner-occupants or investors looking to optimize rents. The property includes separate utilities, public water and sewer, hot water heat, and appliances in both units. Exterior highlights include a fully fenced yard, covered porch, and additional outdoor space for tenants to enjoy. Whether you're looking to expand your portfolio or secure that owner-occupied for yourself, this property delivers both stability and upside.

2. 2026-03-16
   status Pending 680-char remark

   Show marketing remark (680 chars)

   Strategic investment opportunity in a prime Buffalo location. Back on the market due to buyer financing issue. 41 Aurora Ave is a solid two-family property featuring two 3-bedroom, 1-bath units. The lower unit is vacant, offering immediate flexibility for owner-occupants or investors looking to optimize rents. The property includes separate utilities, public water and sewer, hot water heat, and appliances in both units. Exterior highlights include a fully fenced yard, covered porch, and additional outdoor space for tenants to enjoy. Whether you're looking to expand your portfolio or secure that owner-occupied for yourself, this property delivers both stability and upside.

3. 2026-03-02
   listed $275,000 Active 680-char remark

   Show marketing remark (680 chars)

   Strategic investment opportunity in a prime Buffalo location. Back on the market due to buyer financing issue. 41 Aurora Ave is a solid two-family property featuring two 3-bedroom, 1-bath units. The lower unit is vacant, offering immediate flexibility for owner-occupants or investors looking to optimize rents. The property includes separate utilities, public water and sewer, hot water heat, and appliances in both units. Exterior highlights include a fully fenced yard, covered porch, and additional outdoor space for tenants to enjoy. Whether you're looking to expand your portfolio or secure that owner-occupied for yourself, this property delivers both stability and upside.

4. 2018-03-28
   soldstatus $170,000 Closed Sale or Rented 306-char remark

   Show marketing remark (306 chars)

   Solid 3 bdrm, 1 bath Double for owner occupied or investment. Separate utilities and washer and dryer hook-ups in very clean and dry basement. Plenty of off-street parking, 2 story shed for storage. Covered porches for summer relaxation as well as large backyard. Both HWT & Boilers replaced in 2015.

5. 2018-03-28
   soldstatus $60,000

   Show marketing remark (306 chars)

   Solid 3 bdrm, 1 bath Double for owner occupied or investment. Separate utilities and washer and dryer hook-ups in very clean and dry basement. Plenty of off-street parking, 2 story shed for storage. Covered porches for summer relaxation as well as large backyard. Both HWT & Boilers replaced in 2015.

6. 2018-01-31
   status Pending Sale 306-char remark

   Show marketing remark (306 chars)

   Solid 3 bdrm, 1 bath Double for owner occupied or investment. Separate utilities and washer and dryer hook-ups in very clean and dry basement. Plenty of off-street parking, 2 story shed for storage. Covered porches for summer relaxation as well as large backyard. Both HWT & Boilers replaced in 2015.

7. 2018-01-29
   status Under Contract- Do Not Show 306-char remark

   Show marketing remark (306 chars)

   Solid 3 bdrm, 1 bath Double for owner occupied or investment. Separate utilities and washer and dryer hook-ups in very clean and dry basement. Plenty of off-street parking, 2 story shed for storage. Covered porches for summer relaxation as well as large backyard. Both HWT & Boilers replaced in 2015.

8. 2017-12-18
   listed $185,000 Active 306-char remark

   Show marketing remark (306 chars)

   Solid 3 bdrm, 1 bath Double for owner occupied or investment. Separate utilities and washer and dryer hook-ups in very clean and dry basement. Plenty of off-street parking, 2 story shed for storage. Covered porches for summer relaxation as well as large backyard. Both HWT & Boilers replaced in 2015.

ⓘ 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: $5,216 · $435/mo
• Projected year-2 tax: $5,216 · $435/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $32,340
• − Mortgage interest: −$15,404
• − Property taxes: −$5,216
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$8,000
• Taxable loss: −$2,830
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $2,331/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
• City population: 41,101
• Population (ZIP): 41,101

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 22% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Arabic 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: ▼ -211.03%
• Current HPI: 303.7523
• 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

+48.6% since first listed

8 events — show timeline

• 2026-05-15 Relisted — WNYREIS
• 2026-03-16 Pending — WNYREIS
• 2026-03-02 Listed $275,000 WNYREIS
• 2018-03-28 Sold (Public Records) $60,000 Public Records
• 2018-03-28 Sold (MLS) $170,000 WNYREIS
• 2018-01-31 Pending — WNYREIS
• 2018-01-29 Pending — WNYREIS
• 2017-12-18 Listed $185,000 WNYREIS

Property tax history

+2.7%/yr

Latest (2025): $5,216 · +0.7% YoY. Source: county tax records.