368 Grover Cleveland Hwy · Eggertsville, NY 14226

$249,900

5 bd · 2.5 ba · 1,292 sqft · SingleFamily public records · 48 Days on market

Built 1952 5,800 sqft lot $193/sqft · 18% below area Est $307k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• Schools +5.3/10.0
• 1% rule +4.8/10.0
• Rent growth +4.8/5.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Homeowners and investors alike will appreciate the space, flexibility, and convenience this 5-bedroom, 2 full bath home has to offer. Ideally located near Niagara Falls Blvd shopping and dining, UB North and South campuses, and major expressways, commuting and everyday errands are a breeze. Inside, you’ll find a spacious layout featuring a large kitchen and living area, generously sized bedrooms, welcoming entry foyer, and a rear entrance hall. Hardwood floors run throughout much of the home, ready to be brought back to their original charm. One bedroom is currently being utilized as a dining area, offering versatile use of space. Recent updates include fresh paint, updated light fixt

Key facts

• Large deck
• Large kitchen
• Spacious layout

Tags

• SPACIOUS LAYOUT
• LARGE KITCHEN
• WELCOMING ENTRY FOYER
• HARDWOOD FLOORS
• FULLY FENCED BACKYARD
• LARGE DECK

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: Single-story residence; Fiber cement exterior; Asphalt roof; Poured foundation; Resale property; City street frontage; Rectangular residential lot near public transit
• Construction: Built (existing); Fiber cement construction; Asphalt roof; Poured foundation
• Exterior features: Concrete driveway; Deck; Patio; Fully fenced yard; Shed(s) / storage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator; Pantry; Solid surface counters
• Bedrooms: Bedroom 1 — First level; Bedroom 2 — First level; Bedroom 3 — Second level; Bedroom 4 — Second level; Bedroom 5 — Second level
• Flooring: Ceramic tile; Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Entrance foyer; Separate/formal living room; Pantry; Solid surface counters; Bedroom on main level; Full basement with sump pump
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $71 ($854/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (1.6% below list).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.5% in Eggertsville — 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 85/100 on livability (#34 in NY, #534 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, amenities C-.
• Amherst Central School District (suburban): math 53% / reading 68% proficiency, ranked #209 of 590 in NY (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Windermere Blvd School (math 37% / reading 62%, grade D, #1,085 of 2,108 statewide, top 56%, 748 students, 49% FRL); Amherst Middle School (math 36% / reading 69%, grade C+, #235 of 729 statewide, top 33%, 623 students, 34% FRL); Amherst Central High School (math 100% / reading 82%, grade A+, #226 of 1,100 statewide, top 21%, 870 students, 38% FRL) — zoned schools average 40% FRL vs 22% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.0%/yr); 144 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 35% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 41550% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $189k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.98% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $306,509
• List price: $249,900
• Delta: -18.47%
• 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
4097 Bailey Ave	0.11mi	4/2.5 (-1)	1,366 (+6%)	8mo	$290,000	$212	74
4086 Bailey Ave	0.13mi	4/1.0 (-1)	1,286 (-0%)	12mo	$275,000	$214	72
396 Maynard Dr	0.39mi	4/1.0 (-1)	1,238 (-4%)	4mo	$226,500	$183	60
511 Capen Blvd	0.53mi	4/1.0 (-1)	1,260 (-2%)	1mo	$260,504	$207	59
50 Fairchild Dr	0.38mi	4/1.5 (-1)	1,398 (+8%)	3mo	$340,000	$243	57
17 Morton Dr	0.36mi	4/1.5 (-1)	1,389 (+8%)	7mo	$250,000	$180	56
73 Springville Ave	0.41mi	4/2.0 (-1)	1,425 (+10%)	4mo	$235,000	$165	53
206 Lamont Dr	0.51mi	4/1.5 (-1)	1,188 (-8%)	4mo	$300,000	$253	50
65 Albion Ave	0.69mi	4/2.0 (-1)	1,374 (+6%)	9mo	$308,000	$224	43
495 Capen Blvd	0.52mi	4/2.0 (-1)	1,485 (+15%)	5mo	$228,000	$154	40
270 Niagara Falls Blvd	0.70mi	4/2.0 (-1)	1,404 (+9%)	10mo	$210,000	$150	37
663 Niagara Falls Blvd	0.70mi	4/1.0 (-1)	1,152 (-11%)	12mo	$225,000	$195	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.67×
• Total profit: $-22,846
• Equity at exit: $37,261

10-year hold

• IRR: 7.0%
• Equity multiple: 1.65×
• Total profit: $45,581
• Equity at exit: $21,607

Cash invested: $69,972 (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 14226

• Rents YoY: 9.0%
• Active inventory: 144
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$456 /mo · $5,476/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $71

Break-even live

Break-even rent $2,368

Max offer price $249,900

Occupancy floor 92%

Sensitivity live

Price	-10% $213	-5% $142	+0% $71	+5% $0	+10% $-70
Rent	-10% $-123	-5% $-26	+0% $71	+5% $168	+10% $265
Rate	-1.0pp $197	-0.5pp $135	base $71	+0.5pp $6	+1.0pp $-59

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	25d	1	0.38mi
212 Dellwood Rd Buffalo, NY	4.0	4.0	1209	$3,400	$2.81	3d	2	1.01mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	3d	1	1.10mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	16d	1	1.28mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	25d	1	1.33mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	18d	1	1.38mi

Listing history 31 events

1. 2026-06-21
   days on market $249,900 Active 48 DOM
2. 2026-06-18
   days on market $249,900 Active 45 DOM
3. 2026-06-17
   remarks 693-char remark
4. 2026-06-17
   days on market $249,900 Active 44 DOM
5. 2026-06-16
   days on market $249,900 Active 43 DOM
6. 2026-06-15
   days on market $249,900 Active 42 DOM
7. 2026-06-13
   days on market $249,900 Active 40 DOM
8. 2026-06-13
   days on market $249,900 Active 39 DOM
9. 2026-06-10
   days on market $249,900 Active 37 DOM
10. 2026-06-09
    days on market $249,900 Active 36 DOM
11. 2026-06-08
    days on market $249,900 Active 35 DOM
12. 2026-06-07
    days on market $249,900 Active 34 DOM
13. 2026-06-05
    days on market $249,900 Active 31 DOM
14. 2026-06-03
    days on market $249,900 Active 30 DOM
15. 2026-06-02
    days on market $249,900 Active 29 DOM
16. 2026-06-01
    days on market $249,900 Active 28 DOM
17. 2026-05-31
    days on market $249,900 Active 27 DOM
18. 2026-05-12
    price $249,900 1102-char remark
19. 2026-05-04
    listed $259,900 Active 1102-char remark
20. 2026-01-20
    historical $2,200
21. 2025-12-22
    price $2,200
22. 2025-11-01
    listed $2,400
23. 2025-08-19
    historical $600
24. 2025-08-15
    listed $600
25. 2023-07-27
    historical
26. 2023-07-15
    price $209,900
27. 2023-07-11
    status Active
28. 2023-06-12
    status Pending Sale
29. 2023-05-20
    status Under Contract- Do Not Show
30. 2023-05-15
    listed $199,900 Active
31. 2022-10-28
    soldstatus $189,000

ⓘ 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: $5,476 · $456/mo
• Projected year-2 tax: $5,476 · $456/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 · 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: $29,500
• − Mortgage interest: −$13,998
• − Property taxes: −$5,476
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − Depreciation: −$7,270
• Taxable loss: −$3,213
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $1,625/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: Amherst Central School District
• NCES district ID: 3602920
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $68,551
• Composite: 53.21/100
• National rank: #1502
• State rank: #209 of 590 in NY

Livability — Eggertsville

• Score: 85/100
• State rank: #34
• US rank: #534

Category grades

Amenities C- Commute A+ Cost of living B Crime C- Employment A Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eggertsville, NY
• County: Erie County · 714,559 people
• City population: 29,482
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,159
• Household income: $84,325
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 856.0

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% Black 10% Asian 7% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 13% · Canada, China, India
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 2% 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: ▼ -270.71%
• Current HPI: 331.1929
• Rent YoY: ▲ 9.01%
• 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

+32.2% since first listed

15 events — show timeline

• 2026-06-18 Listed for Rent $600 WNYREIS
• 2026-05-12 Price Changed $249,900 WNYREIS
• 2026-05-04 Listed $259,900 WNYREIS
• 2026-01-20 Rental Removed $2,200 WNYREIS
• 2025-12-22 Price Changed $2,200 WNYREIS
• 2025-11-01 Listed for Rent $2,400 WNYREIS
• 2025-08-19 Rental Removed $600 WNYREIS
• 2025-08-15 Listed for Rent $600 WNYREIS
• 2023-07-27 Listing Removed — WNYREIS
• 2023-07-15 Price Changed $209,900 WNYREIS
• 2023-07-11 Relisted — WNYREIS
• 2023-06-12 Pending — WNYREIS
• 2023-05-20 Pending — WNYREIS
• 2023-05-15 Listed $199,900 WNYREIS
• 2022-10-28 Sold (Public Records) $189,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $5,476 · +6.1% YoY. Source: county tax records.