2701 Clinton St · West Seneca, NY 14224

$235,000

5 bd · 2.0 ba · 3,088 sqft · MultiFamily public records · 110 Days on market

Built 1920 0.46 ac lot $76/sqft · 48% below area Est $448k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 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

Attention investors! 2701 Clinton Street in West Seneca is a spacious 3 unit home, featuring a 2 car attached garage, and ample off-street parking. Tenants are fantastic and would love to stay. EQUAL HOUSING OPPORTUNITY.

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $823/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $235k).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 3.7% in West Seneca — 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 79/100 on livability (#130 in NY, #2,089 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: amenities D, commute F.
• West Seneca Central School District (suburban): math 49% / reading 55% proficiency, ranked #336 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 202 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $235k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $213,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.37% ✓
• Cap rate: 18.89%
• Cash-on-cash: 45.00%
• DSCR: 3.00
• GRM: 3.5

CMA / ARV

• ARV (median comp): $447,773
• List price: $235,000
• Delta: -47.52%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Crisfield Ave	0.62mi	6/2.0 (+1)	2,919 (-6%)	6mo	$264,000	$90	52

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: 42.1%
• Equity multiple: 2.81×
• Total profit: $119,348
• Equity at exit: $35,039

10-year hold

• IRR: 48.3%
• Equity multiple: 5.67×
• Total profit: $307,386
• Equity at exit: $20,319

Cash invested: $65,800 (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 14224

• Active inventory: 202
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $5,560 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$595 /mo · $7,135/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,168
• Net cashflow: $2,468

Break-even live

Break-even rent $2,437

Max offer price $235,000

Occupancy floor 51%

Sensitivity live

Price	-10% $2,601	-5% $2,534	+0% $2,468	+5% $2,401	+10% $2,335
Rent	-10% $2,028	-5% $2,248	+0% $2,468	+5% $2,687	+10% $2,907
Rate	-1.0pp $2,586	-0.5pp $2,527	base $2,468	+0.5pp $2,407	+1.0pp $2,345

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$5,559
Total (3 units)			$5,560

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $235,000 Active 110 DOM
2. 2026-06-18
   days on market $235,000 Active 107 DOM
3. 2026-06-17
   days on market $235,000 Active 106 DOM
4. 2026-06-16
   days on market $235,000 Active 105 DOM
5. 2026-06-15
   days on market $235,000 Active 104 DOM
6. 2026-06-13
   days on market $235,000 Active 102 DOM
7. 2026-06-10
   days on market $235,000 Active 99 DOM
8. 2026-06-09
   days on market $235,000 Active 98 DOM
9. 2026-06-08
   days on market $235,000 Active 97 DOM
10. 2026-06-07
    days on market $235,000 Active 96 DOM
11. 2026-06-03
    days on market $235,000 Active 92 DOM
12. 2026-06-02
    days on market $235,000 Active 91 DOM
13. 2026-06-01
    days on market $235,000 Active 90 DOM
14. 2026-05-31
    days on market $235,000 Active 89 DOM
15. 2026-03-03
    listed $235,000 Active 221-char remark

    Show marketing remark (221 chars)

    Attention investors! 2701 Clinton Street in West Seneca is a spacious 3 unit home, featuring a 2 car attached garage, and ample off-street parking. Tenants are fantastic and would love to stay. EQUAL HOUSING OPPORTUNITY.

16. 2019-09-25
    soldstatus $75,000

ⓘ 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: $7,135 · $595/mo
• Projected year-2 tax: $7,135 · $595/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 2/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 13 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: $66,720
• − Mortgage interest: −$13,164
• − Property taxes: −$7,135
• − Insurance: −$1,175
• − Repairs & maintenance: −$5,338
• − Management: −$5,338
• − Depreciation: −$6,836
• Taxable income: $27,735
• Est. tax owed @ 24.0%: −$6,656
• After-tax cash flow: $22,954/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: West Seneca Central School District
• NCES district ID: 3630780
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $54,231
• Composite: 44.83/100
• National rank: #2735
• State rank: #336 of 590 in NY

Livability — West Seneca

• Score: 79/100
• State rank: #130
• US rank: #2089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Seneca, NY
• City population: 41,101
• Population (ZIP): 41,101

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 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 22% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Arabic 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: ▼ -211.03%
• Current HPI: 303.7523
• 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

+213.3% since first listed

2 events — show timeline

• 2026-03-03 Listed $235,000 WNYREIS
• 2019-09-25 Sold (Public Records) $75,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $7,135 · +0.7% YoY. Source: county tax records.