29 York St · Angola, NY 14006

$169,900

6 bd · 3.0 ba · 1,596 sqft · MultiFamily public records · 13 Days on market

Built 1900 9,159 sqft lot

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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
• Schools +4.1/10.0
• Livability +3.4/5.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY! WELL MAINTAINED TRIPLEX - UPDATED PLUMBING, WIRING, CIRCUIT BREAKERS, TEAR OFF ROOF & GUTTERS, FORCED HOT AIR FURNACE - REAR UNIT IS A STUDIO THAT INCLUDES STOVE, REFRIGERATOR & MICROWAVE - FRONT COVERED PORCH & LARGE LOT - OFF STREET PARKING

Key facts

• Oversize bathroom
• Spacious kitchen
• Studio style space

Tags

• QUIET DEAD END STREET
• SPACIOUS KITCHEN
• LARGE PANTRY
• OVERSIZE BATHROOM
• LAUNDRY HOOK UPS
• STUDIO STYLE SPACE

Property features AI

Finance

• Financial info: Property configured as a 3-unit building; Three separate gas meters and three separate electric meters; Owner pays trash collection and water; Operating expenses include trash and water; At least one unit reported rent of $525

Exterior

• Parking: Gravel parking
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-unit building; Existing construction
• Construction: Architectural shingle roof; Foundation: block and poured; Construction notes reference PEX plumbing
• Exterior features: Covered porch; Deck; Fenced yard (partial fence)

Interior

• Kitchen: Some units include oven/range; Some units include dishwasher; Some units include refrigerator; Some units include microwave; Eat-in kitchen in at least one unit; Dining area in at least one unit
• Bedrooms: Unit mix includes 3-bedroom and 2-bedroom units
• Flooring: Carpet; Vinyl; Varies by unit
• Bathrooms: Three full bathrooms total (property); Each unit includes one full bathroom
• Heating & cooling: Forced air heating; Wall furnace; Heating details listed as 'See Remarks'
• Interior features: Full basement with walk-out access and sump pump; Varied flooring (carpet and vinyl)
• Laundry & utility: Washer hookup available; Some units have in-unit laundry

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $668/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).

Location & tenants

• Location reads 68/100 on livability (#555 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: schools C-, amenities F, commute F.
• Evans-Brant Central School District (Lake Shore) (suburban): math 43% / reading 51% proficiency, ranked #424 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 100 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 $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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $63k; list at $170k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

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 1900 — 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. 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 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: 2.46% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.57%
• DSCR: 3.25
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $97,356
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 York St	0.07mi	5/2.0 (-1)	1,602 (+0%)	17mo	$97,000	$61	73

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: 48.4%
• Equity multiple: 3.11×
• Total profit: $100,298
• Equity at exit: $25,333

10-year hold

• IRR: 54.0%
• Equity multiple: 6.30×
• Total profit: $252,319
• Equity at exit: $14,690

Cash invested: $47,572 (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 14006

• Home prices YoY: -16.8%
• Active inventory: 100
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,176 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$332 /mo · $3,989/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$877
• Net cashflow: $2,005

Break-even live

Break-even rent $1,638

Max offer price $169,900

Occupancy floor 47%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$4,176
Total (3 units)			$4,176

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-09
   listed $169,900 Active
3. 2013-08-15
   soldstatus $63,000 290-char remark

   Show marketing remark (290 chars)

   GREAT INVESTMENT OPPORTUNITY! WELL MAINTAINED TRIPLEX - UPDATED PLUMBING, WIRING, CIRCUIT BREAKERS, TEAR OFF ROOF & GUTTERS, FORCED HOT AIR FURNACE - REAR UNIT IS A STUDIO THAT INCLUDES STOVE, REFRIGERATOR & MICROWAVE - FRONT COVERED PORCH & LARGE LOT - OFF STREET PARKING

4. 2013-08-06
   soldstatus $63,000
5. 2013-04-22
   listed $67,900 290-char remark

   Show marketing remark (290 chars)

   GREAT INVESTMENT OPPORTUNITY! WELL MAINTAINED TRIPLEX - UPDATED PLUMBING, WIRING, CIRCUIT BREAKERS, TEAR OFF ROOF & GUTTERS, FORCED HOT AIR FURNACE - REAR UNIT IS A STUDIO THAT INCLUDES STOVE, REFRIGERATOR & MICROWAVE - FRONT COVERED PORCH & LARGE LOT - OFF STREET PARKING

6. 2005-12-30
   soldstatus $15,000
7. 1995-03-20
   soldstatus $35,000

ⓘ 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: $3,989 · $332/mo
• Projected year-2 tax: $3,989 · $332/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,112
• − Mortgage interest: −$9,517
• − Property taxes: −$3,989
• − Insurance: −$850
• − Repairs & maintenance: −$4,009
• − Management: −$4,009
• − Depreciation: −$4,943
• Taxable income: $22,796
• Est. tax owed @ 24.0%: −$5,471
• After-tax cash flow: $18,588/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: Evans-Brant Central School District (Lake Shore)
• NCES district ID: 3616560
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $56,433
• Composite: 40.89/100
• National rank: #3619
• State rank: #424 of 590 in NY

Livability — Angola

• Score: 68/100
• State rank: #555
• US rank: #9956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angola, NY
• City population: 9,354
• Population (ZIP): 9,354

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 16% Italian 4% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 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: ▼ -80.95%
• Current HPI: 401.7461
• 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

+385.4% since first listed

7 events — show timeline

• 2026-04-22 Pending — WNYREIS
• 2026-04-09 Listed $169,900 WNYREIS
• 2013-08-15 Sold (MLS) $63,000 WNYREIS
• 2013-08-06 Sold (Public Records) $63,000 Public Records
• 2013-04-22 Listed $67,900 WNYREIS
• 2005-12-30 Sold (Public Records) $15,000 Public Records
• 1995-03-20 Sold (Public Records) $35,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,989 · +0.6% YoY. Source: county tax records.