5284 Sheridan Dr · Williamsville, NY 14221

$249,000

3 bd · 1.0 ba · 1,491 sqft · SingleFamily public records · 42 Days on market

Built 1940 10,080 sqft lot $167/sqft · 41% below area Est $422k · 41% 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 +12.3/30.0
• Schools +6.3/10.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom Cape Cod in Williamsville! Set on a deep 60x168 lot with a fully fenced yard, this home features a flexible layout with a first-floor bedroom, eat-in kitchen with breakfast bar, and a bonus room perfect for an additional bedroom, family room, home office or den. Sliding doors open to a deck and private-feeling, tree-lined backyard that is ideal for summer gatherings. Upstairs offers two more bedrooms and attic storage. Convenient first-floor laundry, full basement, and a new forced air furnace in 2023. Walk to grocery stores, country clubs, shops, restaurants, and coffee spots, with I-290 just 4 minutes away. Located in the Williamsville Central School District, this home combines convenience and location. Showings are from noon to 8pm daily with 1 hour lead time.

Key facts

• Eat in kitchen
• First floor laundry
• Bonus room

Tags

• FULLY FENCED YARD
• FIRST FLOOR BEDROOM
• EAT IN KITCHEN
• BONUS ROOM
• PRIVATE FEELING BACKYARD
• FIRST FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-46 ($-546/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (4.9% below list).
• Recommended offer: $237k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.5% in Williamsville — 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 84/100 on livability (#44 in NY, #693 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+.
• Williamsville Central School District (suburban): math 64% / reading 77% proficiency, ranked #114 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.0%/yr); 329 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $72k; list at $249k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $236,850 (4.9% 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 42 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — 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 A-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: 0.95% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

• ARV (median comp): $422,155
• List price: $249,000
• Delta: -41.02%
• 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
5280 Sheridan Dr	0.01mi	3/1.5	1,418 (-5%)	12mo	$264,000	$186	79
195 Hopkins Rd	0.36mi	3/1.5	1,458 (-2%)	12mo	$325,900	$224	68
148 Hopkins Rd	0.30mi	3/2.0	1,594 (+7%)	13mo	$435,000	$273	59
245 N Ellicott St	0.61mi	3/1.0	1,573 (+6%)	4mo	$191,245	$122	59
495 Mill St	0.41mi	4/1.5 (+1)	1,563 (+5%)	8mo	$305,000	$195	59
73 Edward St	0.68mi	3/1.5	1,584 (+6%)	6mo	$388,000	$245	51
1 Hunters Ln	0.73mi	3/2.0	1,618 (+8%)	0mo	$320,000	$198	47
369 Macarthur Dr	0.47mi	3/1.5	1,662 (+12%)	14mo	$425,000	$256	45
92 Bridle Path	0.50mi	3/2.0	1,663 (+12%)	11mo	$475,000	$286	45
138 Farber Ln	0.74mi	3/1.5	1,640 (+10%)	7mo	$330,000	$201	41
146 Farber Ln	0.73mi	3/2.0	1,580 (+6%)	17mo	$320,000	$203	38
198 Evans St	0.67mi	3/1.5	1,312 (-12%)	22mo	$231,021	$176	28

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 · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.45×
• Total profit: $-38,206
• Equity at exit: $37,127

10-year hold

• IRR: -3.0%
• Equity multiple: 0.78×
• Total profit: $-15,477
• Equity at exit: $21,529

Cash invested: $69,720 (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 14221

• Rents YoY: 5.0%
• Active inventory: 329
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$507 /mo · $6,085/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-46

Break-even live

Break-even rent $2,426

Max offer price $240,960

Occupancy floor 97%

Sensitivity live

Price	-10% $95	-5% $25	+0% $-46	+5% $-116	+10% $-186
Rent	-10% $-233	-5% $-139	+0% $-46	+5% $48	+10% $142
Rate	-1.0pp $80	-0.5pp $18	base $-46	+0.5pp $-110	+1.0pp $-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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 Mill St Buffalo, NY	3.0	1.5	1300	$2,095	$1.61	2d	1	0.40mi
255 Evans St Williamsville, NY	1.0–2.0	1.0–2.0	975	$2,350	$2.41	2d	13	0.56mi
116 Segsbury Rd Buffalo, NY	3.0	2.0	1488	$2,950	$1.98	24d	1	0.79mi
23 Northwood Dr Buffalo, NY	1.0–2.0	1.0–2.0	800	$2,145	$2.68	2d	1	0.97mi
5877 Main St Williamsville, NY	1.0–2.0	1.0–2.0	1090	$2,650	$2.43	2d	1	1.02mi
5712 Main St #220 Williamsville, NY	2.0	2.0	1015	$2,400	$2.36	44d	1	1.06mi
49 S Youngs Rd Buffalo, NY	3.0	1.0	1400	$1,795	$1.28	24d	1	1.17mi
1325 N Forest Rd Buffalo, NY	1.0–3.0	1.0	870	$2,095	$2.41	2d	9	1.43mi

Listing history 9 events

1. 2026-05-12
   status Pending 793-char remark

   Show marketing remark (793 chars)

   Charming 3-bedroom Cape Cod in Williamsville! Set on a deep 60x168 lot with a fully fenced yard, this home features a flexible layout with a first-floor bedroom, eat-in kitchen with breakfast bar, and a bonus room perfect for an additional bedroom, family room, home office or den. Sliding doors open to a deck and private-feeling, tree-lined backyard that is ideal for summer gatherings. Upstairs offers two more bedrooms and attic storage. Convenient first-floor laundry, full basement, and a new forced air furnace in 2023. Walk to grocery stores, country clubs, shops, restaurants, and coffee spots, with I-290 just 4 minutes away. Located in the Williamsville Central School District, this home combines convenience and location. Showings are from noon to 8pm daily with 1 hour lead time.

2. 2026-04-16
   price $249,000 793-char remark

   Show marketing remark (793 chars)

   Charming 3-bedroom Cape Cod in Williamsville! Set on a deep 60x168 lot with a fully fenced yard, this home features a flexible layout with a first-floor bedroom, eat-in kitchen with breakfast bar, and a bonus room perfect for an additional bedroom, family room, home office or den. Sliding doors open to a deck and private-feeling, tree-lined backyard that is ideal for summer gatherings. Upstairs offers two more bedrooms and attic storage. Convenient first-floor laundry, full basement, and a new forced air furnace in 2023. Walk to grocery stores, country clubs, shops, restaurants, and coffee spots, with I-290 just 4 minutes away. Located in the Williamsville Central School District, this home combines convenience and location. Showings are from noon to 8pm daily with 1 hour lead time.

3. 2026-03-30
   listed $259,999 Active 793-char remark

   Show marketing remark (793 chars)

   Charming 3-bedroom Cape Cod in Williamsville! Set on a deep 60x168 lot with a fully fenced yard, this home features a flexible layout with a first-floor bedroom, eat-in kitchen with breakfast bar, and a bonus room perfect for an additional bedroom, family room, home office or den. Sliding doors open to a deck and private-feeling, tree-lined backyard that is ideal for summer gatherings. Upstairs offers two more bedrooms and attic storage. Convenient first-floor laundry, full basement, and a new forced air furnace in 2023. Walk to grocery stores, country clubs, shops, restaurants, and coffee spots, with I-290 just 4 minutes away. Located in the Williamsville Central School District, this home combines convenience and location. Showings are from noon to 8pm daily with 1 hour lead time.

4. 2026-01-17
   historical
5. 2026-01-16
   historical
6. 2026-01-16
   historical
7. 2026-01-15
   historical
8. 2025-07-31
   listed $259,999 Active
9. 2002-05-22
   soldstatus $72,000

ⓘ 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: $6,085 · $507/mo
• Projected year-2 tax: $6,085 · $507/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,422
• − Mortgage interest: −$13,948
• − Property taxes: −$6,085
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$7,244
• Taxable loss: −$4,647
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $569/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: Williamsville Central School District
• NCES district ID: 3631470
• Math proficiency: 64% ▼ -14.00%
• Reading proficiency: 77% ▲ 6.00%
• Median HH income: $79,907
• Composite: 62.59/100
• National rank: #678
• State rank: #114 of 590 in NY

Livability — Williamsville

• Score: 84/100
• State rank: #44
• US rank: #693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• City population: 55,255
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 55,255
• Household income: $101,615
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1956.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 15% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Other Asian/Pacific 2% Spanish 2%

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: ▼ -301.37%
• Current HPI: 322.6947
• Rent YoY: ▲ 5.01%
• 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

+245.8% since first listed

9 events — show timeline

• 2026-05-12 Pending — WNYREIS
• 2026-04-16 Price Changed $249,000 WNYREIS
• 2026-03-30 Listed $259,999 WNYREIS
• 2026-01-17 Listing Removed — WNYREIS
• 2026-01-16 Listing Removed — WNYREIS
• 2026-01-16 Listing Removed — WNYREIS
• 2026-01-15 Listing Removed — WNYREIS
• 2025-07-31 Listed $259,999 WNYREIS
• 2002-05-22 Sold (Public Records) $72,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $6,085 · +1.7% YoY. Source: county tax records.