70 Foxberry Dr Unit A · University at Buffalo, NY 14068

$149,900

1 bd · 1.0 ba · 620 sqft · Condo · 59 Days on market

Built 1975 Fair condition $202/mo HOA · 13% of rent

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Why this score? — see what drove the D 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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.1/10.0
• Livability +4.4/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming One-Bedroom Condo in Amherst, NY - Your perfect home awaits! The condominium is an ideal choice for those seeking comfort, convenience and community. Nestled in a quiet neighborhood, this condo offers a perfect blend of tranquility and convenience. Close to shops, restaurants, and public transportation. Step inside to an open floor plan with a bright and airy living space. Updates include carpet (2020) kitchen (2014) and bathroom (2015). Enjoy the inground pool during the summertime which is just a minute walk away from your outdoor patio! Dogs under 30lbs are allowed. NO RENTALS ALLOWED Offers reviewed as they are received. Open House Saturday 5/25 from 11-1

Key facts

• Open floor plan
• Central a/c
• Updated kitchen

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• PRIVATE COVERED PATIO
• COMMUNITY IN GROUND POOL
• MODERN BATHROOM
• CENTRAL A/C

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-39 ($-466/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (3.7% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $144k (3.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 2.8% in University at Buffalo — 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 88/100 on livability (#9 in NY, #176 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D+, employment F.
• 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: 34 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.

Recommended offer $144,279 (3.7% 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 59 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.01% ✓
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-26,617
• Equity at exit: $22,351

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-25,767
• Equity at exit: $12,961

Cash invested: $41,972 (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 14068

• Home prices YoY: -16.3%
• Active inventory: 34
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$202
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-39

Break-even live

Break-even rent $1,567

Max offer price $144,279

Occupancy floor 98%

Sensitivity live

Price	-10% $65	-5% $13	+0% $-39	+5% $-91	+10% $-142
Rent	-10% $-159	-5% $-99	+0% $-39	+5% $21	+10% $81
Rate	-1.0pp $37	-0.5pp $-1	base $-39	+0.5pp $-78	+1.0pp $-117

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2635 N Forest Rd Unit Type F Getzville, NY	—	1.0	575	$1,525	$2.65	3d	1	1.28mi
2635 N Forest Rd Unit Type L Getzville, NY	—	1.0	500	$1,425	$2.85	5d	1	1.28mi
2635 N Forest Rd Unit Type G Getzville, NY	1.0	1.0	705	$1,699	$2.41	3d	1	1.28mi
2635 N Forest Rd Getzville, NY	—	1.0	460	$1,395	$3.03	5d	1	1.28mi

HOA detail condo

• Monthly dues: $202 · $2,424/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-17
   status Pending
2. 2026-04-16
   historical Active Under Contract
3. 2026-03-19
   listed $149,900 Active
4. 2024-08-02
   soldstatus $150,000 Closed 678-char remark

   Show marketing remark (678 chars)

   Charming One-Bedroom Condo in Amherst, NY - Your perfect home awaits! The condominium is an ideal choice for those seeking comfort, convenience and community. Nestled in a quiet neighborhood, this condo offers a perfect blend of tranquility and convenience. Close to shops, restaurants, and public transportation. Step inside to an open floor plan with a bright and airy living space. Updates include carpet (2020) kitchen (2014) and bathroom (2015). Enjoy the inground pool during the summertime which is just a minute walk away from your outdoor patio! Dogs under 30lbs are allowed. NO RENTALS ALLOWED Offers reviewed as they are received. Open House Saturday 5/25 from 11-1

5. 2024-05-31
   status Pending 678-char remark

   Show marketing remark (678 chars)

   Charming One-Bedroom Condo in Amherst, NY - Your perfect home awaits! The condominium is an ideal choice for those seeking comfort, convenience and community. Nestled in a quiet neighborhood, this condo offers a perfect blend of tranquility and convenience. Close to shops, restaurants, and public transportation. Step inside to an open floor plan with a bright and airy living space. Updates include carpet (2020) kitchen (2014) and bathroom (2015). Enjoy the inground pool during the summertime which is just a minute walk away from your outdoor patio! Dogs under 30lbs are allowed. NO RENTALS ALLOWED Offers reviewed as they are received. Open House Saturday 5/25 from 11-1

6. 2024-05-21
   listed $144,000 Active 678-char remark

   Show marketing remark (678 chars)

   Charming One-Bedroom Condo in Amherst, NY - Your perfect home awaits! The condominium is an ideal choice for those seeking comfort, convenience and community. Nestled in a quiet neighborhood, this condo offers a perfect blend of tranquility and convenience. Close to shops, restaurants, and public transportation. Step inside to an open floor plan with a bright and airy living space. Updates include carpet (2020) kitchen (2014) and bathroom (2015). Enjoy the inground pool during the summertime which is just a minute walk away from your outdoor patio! Dogs under 30lbs are allowed. NO RENTALS ALLOWED Offers reviewed as they are received. Open House Saturday 5/25 from 11-1

7. 2024-04-18
   soldstatus $150,000 Closed 641-char remark

   Show marketing remark (641 chars)

   Welcome to your new home! This well-maintained and conveniently located near the University of Buffalo and boasts 1-bedroom, 1-bathroom. The condo is a perfect blend of comfort and style. Enjoy the spaciousness of a well-designed 1-bedroom layout, complemented by a modern bathroom for your comfort and privacy. Updates include carpet (2020) kitchen (2014) and bathroom (2015). Enjoy the pool during the summertime which is just a minute walk away from your outdoor patio! Dogs under 30lbs are allowed. Don't miss out on your opportunity to own this beautiful and well taken care of condo with VERY low HOA fees and taxes! NO RENTALS ALLOWED

8. 2024-03-12
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Welcome to your new home! This well-maintained and conveniently located near the University of Buffalo and boasts 1-bedroom, 1-bathroom. The condo is a perfect blend of comfort and style. Enjoy the spaciousness of a well-designed 1-bedroom layout, complemented by a modern bathroom for your comfort and privacy. Updates include carpet (2020) kitchen (2014) and bathroom (2015). Enjoy the pool during the summertime which is just a minute walk away from your outdoor patio! Dogs under 30lbs are allowed. Don't miss out on your opportunity to own this beautiful and well taken care of condo with VERY low HOA fees and taxes! NO RENTALS ALLOWED

9. 2024-03-01
   listed $125,000 Active 641-char remark

   Show marketing remark (641 chars)

   Welcome to your new home! This well-maintained and conveniently located near the University of Buffalo and boasts 1-bedroom, 1-bathroom. The condo is a perfect blend of comfort and style. Enjoy the spaciousness of a well-designed 1-bedroom layout, complemented by a modern bathroom for your comfort and privacy. Updates include carpet (2020) kitchen (2014) and bathroom (2015). Enjoy the pool during the summertime which is just a minute walk away from your outdoor patio! Dogs under 30lbs are allowed. Don't miss out on your opportunity to own this beautiful and well taken care of condo with VERY low HOA fees and taxes! NO RENTALS ALLOWED

10. 2020-05-13
    soldstatus $87,000 Closed Sale or Rented
11. 2020-03-19
    status Pending Sale
12. 2020-03-16
    status Under Contract- Do Not Show
13. 2020-03-09
    listed $92,500 Active

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $18,214
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − HOA: −$2,424
• − Depreciation: −$4,361
• Taxable loss: −$2,880
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $225/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This one-bedroom condo is in fair condition with some cosmetic updates needed. It offers a spacious living area and a well-maintained exterior, making it a good investment opportunity.

Repairs flagged

• Minor ceiling fan in living room — slight wear
• Minor ceiling fan in bedroom — slight wear

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace carpet with hardwood flooring — hardwood flooring is more durable and adds value
• Both install new ceiling fans — new ceiling fans improve comfort and aesthetics
• Both update kitchen backsplash — backsplash adds visual interest and is a common update

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fan in living room · slight wear	Minor	$500–3,000
ceiling fan in bedroom · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood flooring — hardwood flooring is more durable and adds value ↑
• Both install new ceiling fans — new ceiling fans improve comfort and aesthetics ↑
• Both update kitchen backsplash — backsplash adds visual interest and is a common update ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — University at Buffalo

• Score: 88/100
• State rank: #9
• US rank: #176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,827
• Population (ZIP): 8,504

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 (81%)
• Race & ethnicity: White 81% Two or more races 9% Asian 6% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 12% Scotch-Irish 3% Scandinavian 2%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 88% English-only · Other Indo-European 4% Chinese 3% Russian/Polish/Slavic 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: ▼ -61.31%
• Current HPI: 314.5567
• 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

+62.1% since first listed

13 events — show timeline

• 2026-05-17 Pending — WNYREIS
• 2026-04-16 Contingent — WNYREIS
• 2026-03-19 Listed $149,900 WNYREIS
• 2024-08-02 Sold (MLS) $150,000 WNYREIS
• 2024-05-31 Pending — WNYREIS
• 2024-05-21 Listed $144,000 WNYREIS
• 2024-04-18 Sold (MLS) $150,000 WNYREIS
• 2024-03-12 Pending — WNYREIS
• 2024-03-01 Listed $125,000 WNYREIS
• 2020-05-13 Sold (MLS) $87,000 WNYREIS
• 2020-03-19 Pending — WNYREIS
• 2020-03-16 Pending — WNYREIS
• 2020-03-09 Listed $92,500 WNYREIS