72 Parkview Ct · Lancaster, NY 14086

$157,900

2 bd · 1.5 ba · 914 sqft · Townhouse public records · 41 Days on market

Built 1974 641 sqft lot Est $158k · at est. $225/mo HOA · 14% 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 +10.8/30.0
• ARV discount +7.6/15.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 2-bedroom, 1.5-bath townhouse ideally located in the heart of Lancaster. The spacious living area flows seamlessly into the dining space, creating a comfortable and inviting layout for everyday living or entertaining. The first floor offers a half bath with a new vanity and laundry for ultimate convenience - washer and dryer included. The kitchen is well equipped with a refrigerator, newer stove/oven, and dishwasher, and features durable luxury vinyl plank flooring that extends through the kitchen and bathrooms. Upstairs, both bedrooms are generously sized, complemented by new carpeting throughout the home and all new light fixtures for a fresh, modern feel. Step outside to a private

Key facts

• New vanity
• Rear storage shed
• Private patio

Tags

• PRIVATE PATIO
• REAR STORAGE SHED
• NEW VANITY
• WASHER AND DRYER INCLUDED
• LUXURY VINYL PLANK FLOORING
• NEW LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $158k.

Deal economics

• At list price, monthly cash flow is $-73 ($-871/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (8.1% below list).
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $145k (8.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 2.9% in Lancaster — 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 78/100 on livability (#164 in NY, #2,566 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Lancaster Central School District (suburban): math 57% / reading 61% proficiency, ranked #234 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 152 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($153k) 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 $47k; list at $158k implies a 236% gain — meaningful room to come down on a strong offer.

Recommended offer $145,084 (8.1% 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 41 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $158,122
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Parkview Ct	0.00mi	2/1.5	914 (0%)	1mo	$158,000	$173	99
22 Parkview Ct	0.05mi	2/1.0	914 (0%)	8mo	$193,000	$211	89
37 Parkview Ct Ct	0.03mi	2/1.5	914 (0%)	16mo	$140,000	$153	86
43 Parkview Ct	0.04mi	2/1.5	914 (0%)	18mo	$149,000	$163	83
27 Parkview Ct	0.04mi	2/1.5	914 (0%)	21mo	$150,000	$164	81
82 Parkview Ct	0.04mi	2/1.5	914 (0%)	22mo	$187,000	$205	79

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-30,029
• Equity at exit: $23,543

10-year hold

• IRR: -11.8%
• Equity multiple: 0.29×
• Total profit: $-31,375
• Equity at exit: $13,652

Cash invested: $44,212 (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 14086

• Home prices YoY: -30.5%
• Active inventory: 152
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$828
• Tax from tax record: −$223 /mo · $2,672/yr
• Insurance: −$66
• HOA: −$225
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-73

Break-even live

Break-even rent $1,698

Max offer price $145,084

Occupancy floor 100%

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4845 Transit Rd Depew, NY	1.0–3.0	1.0–2.0	1115	$1,823	$1.63	2d	20	1.44mi
591 Terrace Blvd Depew, NY	1.0	1.0	702	$1,425	$2.03	2d	1	1.45mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 7 events

1. 2026-04-05
   status Pending
2. 2026-03-06
   status Active
3. 2026-03-06
   status Pending
4. 2026-02-23
   listed $157,900 Active
5. 2002-12-16
   soldstatus $47,000
6. 1999-04-30
   soldstatus $43,500
7. 1993-11-01
   soldstatus $52,500

ⓘ 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: $2,672 · $223/mo
• Projected year-2 tax: $2,672 · $223/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 3/10 Moderate 7 d/yr ≥92°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: $19,276
• − Mortgage interest: −$8,845
• − Property taxes: −$2,672
• − Insurance: −$790
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − HOA: −$2,700
• − Depreciation: −$4,593
• Taxable loss: −$3,409
• Est. tax savings @ 24.0%: +$818
• After-tax cash flow: $-53/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: Lancaster Central School District
• NCES district ID: 3616680
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $64,668
• Composite: 51.64/100
• National rank: #1700
• State rank: #234 of 590 in NY

Livability — Lancaster

• Score: 78/100
• State rank: #164
• US rank: #2566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, NY
• County: Erie County · 714,559 people
• City population: 35,635
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 35,635
• Household income: $99,499
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 513.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Romanian 28% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -133.14%
• Current HPI: 302.7484
• Rent YoY: —
• 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

+200.8% since first listed

7 events — show timeline

• 2026-04-05 Pending — WNYREIS
• 2026-03-06 Relisted — WNYREIS
• 2026-03-06 Pending — WNYREIS
• 2026-02-23 Listed $157,900 WNYREIS
• 2002-12-16 Sold (Public Records) $47,000 Public Records
• 1999-04-30 Sold (Public Records) $43,500 Public Records
• 1993-11-01 Sold (Public Records) $52,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,672 · +0.7% YoY. Source: county tax records.