249 French Rd · Depew, NY 14043

$99,900

3 bd · 1.0 ba · 1,448 sqft · SingleFamily public records · 11 Days on market

Built 1965 0.25 ac lot $69/sqft · 65% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OPPORTUNITY for homeowner or investor to purchase a 3 bedroom/1 bath house at a reasonable price. Large lot, attached garage, formal dining area & large bonus/laundry room. Close to all amenities & public transportation. Property to be sold cash, as-is. Proof of funds required with all offers.

Key facts

• Attached garage
• Large lot
• Formal dining area

Tags

• LARGE LOT
• ATTACHED GARAGE
• FORMAL DINING AREA
• LARGE BONUS LAUNDRY ROOM
• CLOSE TO ALL AMENITIES
• PUBLIC TRANSPORTATION

Property features AI

Exterior

• Parking: Attached garage (approximately 1.5 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Vinyl siding; Existing/resale condition
• Construction: Vinyl siding construction
• Exterior features: Concrete driveway; Corner lot; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.5% vs local median 3.7% in Depew — 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 71/100 on livability (#408 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, health & safety A-; Watch: crime F, amenities F, commute F.
• Depew Union Free School District (suburban): math 39% / reading 50% proficiency, ranked #461 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.8%/yr); 124 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $74k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.64% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.83%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $286,845
• List price: $99,900
• Delta: -65.17%
• 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
223 French Rd	0.06mi	4/2.0 (+1)	1,607 (+11%)	3mo	$270,000	$168	67
37 Rossiter Ave	0.55mi	3/2.0	1,508 (+4%)	5mo	$275,000	$182	59
50 Harvard Ave	0.31mi	3/1.0	1,260 (-13%)	7mo	$230,000	$183	58
209 Harvard Ave	0.50mi	4/1.0 (+1)	1,584 (+9%)	2mo	$209,000	$132	55
128 University Ave	0.44mi	3/2.0	1,309 (-10%)	7mo	$260,000	$199	54
100 Beverly Dr	0.40mi	4/2.0 (+1)	1,596 (+10%)	2mo	$325,000	$204	54
35 Lindan Dr	0.71mi	3/2.0	1,546 (+7%)	4mo	$265,000	$171	48
119 Lee St	0.54mi	4/2.0 (+1)	1,608 (+11%)	1mo	$310,119	$193	46
215 Harvard Ave	0.50mi	3/2.0	1,636 (+13%)	6mo	$270,000	$165	46
883 Sherwood Ct	0.48mi	2/2.5 (-1)	1,304 (-10%)	5mo	$252,000	$193	46
323 Rehm Rd	0.75mi	4/2.0 (+1)	1,536 (+6%)	1mo	$317,000	$206	46
50 Vanderbilt Ave	0.47mi	4/2.0 (+1)	1,652 (+14%)	5mo	$220,000	$133	42

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 · 5.75% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 1.96×
• Total profit: $26,842
• Equity at exit: $14,895

10-year hold

• IRR: 32.3%
• Equity multiple: 4.33×
• Total profit: $93,056
• Equity at exit: $8,638

Cash invested: $27,972 (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 14043

• Home prices YoY: -34.2%
• Rents YoY: 5.8%
• Active inventory: 124
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $602

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 58%

Sensitivity live

Price	-10% $671	-5% $637	+0% $602	+5% $568	+10% $533
Rent	-10% $473	-5% $538	+0% $602	+5% $667	+10% $731
Rate	-1.0pp $652	-0.5pp $628	base $602	+0.5pp $576	+1.0pp $550

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6386 Transit Rd Depew, NY	1.0–2.0	1.0–2.0	1023	$2,397	$2.34	2d	62	1.13mi
176 Meadowlawn Rd Buffalo, NY	2.0	1.0	1100	$900	$0.82	44d	1	1.38mi
136 Sawyer Ave Unit 2 Depew, NY	2.0	1.0	1000	$1,350	$1.35	44d	1	1.41mi
Cowing St Lancaster, NY	3.0	1.0	1450	$1,400	$0.97	44d	1	1.47mi

Listing history 3 events

1. 2026-05-11
   status Pending 306-char remark
2. 2026-04-28
   listed $99,900 Active 306-char remark
3. 1996-05-20
   soldstatus $73,500

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 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: $19,634
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$2,906
• Taxable income: $5,992
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $5,788/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: Depew Union Free School District
• NCES district ID: 3609030
• Math proficiency: 39% ▼ -19.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $51,488
• Composite: 38.33/100
• National rank: #4224
• State rank: #461 of 590 in NY

Livability — Depew

• Score: 71/100
• State rank: #408
• US rank: #7016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Depew, NY
• County: Erie County · 714,559 people
• City population: 25,098
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 25,098
• Household income: $74,112
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 854.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 3% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 30% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Arabic 3% Russian/Polish/Slavic 2% Spanish 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: ▼ -152.13%
• Current HPI: 292.1082
• Rent YoY: ▲ 5.75%
• 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

+35.9% since first listed

3 events — show timeline

• 2026-05-11 Pending — WNYREIS
• 2026-04-28 Listed $99,900 WNYREIS
• 1996-05-20 Sold (Public Records) $73,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $6,026 · +7.6% YoY. Source: county tax records.