226 Clearfield Dr · Williamsville, NY 14221

$325,000

3 bd · 1.5 ba · 1,420 sqft · SingleFamily public records · 10 Days on market

Built 1959 9,450 sqft lot $229/sqft · 22% below area Est $415k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Some houses are just houses. And then there are homes like 226 Clearfield Drive — a place where memories are made and friendships enjoyed. This 3 bedroom, 1.5 bath, 2-story Colonial has been lovingly readied for its next owners. Freshly painted bedrooms, a refreshed kitchen, and an updated living room give the interior a clean and welcoming feel throughout. Forced air heating and central air were both replaced in 2007, along with new windows and vinyl siding that same year. The chimney has been freshly pointed, foundation mortar filled, gutters cleaned, and concrete work completed — the big ticket items are already behind you. The 1-car attached garage, basement, and attic have

Key facts

• Updated living room
• Forced air heating
• Central air

Tags

• FRESHLY PAINTED BEDROOMS
• REFRESHED KITCHEN
• UPDATED LIVING ROOM
• FORCED AIR HEATING
• CENTRAL AIR
• NEW WINDOWS

Property features AI

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: 2-story home; Existing construction
• Construction: Vinyl siding; Asphalt roof; Poured foundation
• Exterior features: Concrete driveway; Corner, rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Ceramic tile; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Pull-down attic stairs; Full, partially finished basement
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-378 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (24.0% below list).
• Recommended offer: $247k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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); 334 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,927 (24.0% 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. Built in 1959 — 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 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?
5. 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?
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: 0.76% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 11.0

CMA / ARV

• ARV (median comp): $415,122
• List price: $325,000
• Delta: -21.71%
• 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
162 Red Oak Dr	0.07mi	3/1.5	1,556 (+10%)	5mo	$315,900	$203	77
55 Clearfield Dr	0.33mi	3/1.5	1,352 (-5%)	6mo	$335,000	$248	72
1210 Maple Rd	0.41mi	3/2.0	1,378 (-3%)	11mo	$275,000	$200	65
26 Village Gate Ct	0.35mi	2/2.0 (-1)	1,507 (+6%)	6mo	$374,000	$248	61
15 Culpepper Rd	0.72mi	3/1.5	1,428 (+1%)	5mo	$414,500	$290	61
116 Segsbury Rd	0.53mi	3/2.0	1,488 (+5%)	7mo	$329,900	$222	60
291 W Klein Rd	0.37mi	3/2.5	1,517 (+7%)	10mo	$385,000	$254	59
257 Clearfield Dr	0.11mi	3/2.0	1,586 (+12%)	18mo	$397,500	$251	59
1419 Maple Rd	0.65mi	4/1.0 (+1)	1,424 (+0%)	8mo	$280,000	$197	55
198 Hickory Hill Rd	0.33mi	2/2.0 (-1)	1,577 (+11%)	10mo	$378,000	$240	51
88 W Klein Rd	0.70mi	4/1.5 (+1)	1,504 (+6%)	5mo	$390,000	$259	48
1465 Maple Rd	0.75mi	3/2.0	1,242 (-12%)	18mo	$310,000	$250	27

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: -22.4%
• Equity multiple: 0.21×
• Total profit: $-71,556
• Equity at exit: $48,459

10-year hold

• IRR: -12.1%
• Equity multiple: 0.22×
• Total profit: $-71,171
• Equity at exit: $28,100

Cash invested: $91,000 (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: 334
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,469 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$489 /mo · $5,867/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-378

Break-even live

Break-even rent $2,948

Max offer price $258,228

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-286	+0% $-378	+5% $-470	+10% $-562
Rent	-10% $-573	-5% $-476	+0% $-378	+5% $-280	+10% $-183
Rate	-1.0pp $-214	-0.5pp $-295	base $-378	+0.5pp $-462	+1.0pp $-548

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Segsbury Rd Buffalo, NY	3.0	2.0	1488	$2,950	$1.98	25d	1	0.53mi
990 Hopkins Rd Unit G Buffalo, NY	2.0	2.0	1100	$2,200	$2.00	13d	1	0.60mi
1325 N Forest Rd Buffalo, NY	1.0–3.0	1.0	870	$2,095	$2.41	3d	9	0.83mi
540 Mill St Buffalo, NY	3.0	1.5	1300	$2,095	$1.61	3d	1	1.33mi

Listing history 2 events

1. 2026-05-09
   status Pending 1358-char remark
2. 2026-04-28
   listed $325,000 Active 1358-char remark

ⓘ 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: $5,867 · $489/mo
• Projected year-2 tax: $5,867 · $489/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 2/10 Low 7 d/yr ≥94°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: $29,631
• − Mortgage interest: −$18,205
• − Property taxes: −$5,867
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$9,455
• Taxable loss: −$10,262
• Est. tax savings @ 24.0%: +$2,463
• After-tax cash flow: $-2,073/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

2 events — show timeline

• 2026-05-09 Pending — WNYREIS
• 2026-04-28 Listed $325,000 WNYREIS

Property tax history

+12.1%/yr

Latest (2025): $5,867 · -1.6% YoY. Source: county tax records.