17 Violet Ave · Eggertsville, NY 14226

$199,900

4 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 10 Days on market

Built 1951 6,477 sqft lot $149/sqft · 12% below area Est $228k · 12% under

---

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 +28.2/30.0
• ARV discount +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +4.8/5.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cape cod on a quiet street close to everything! Enter the spacious living room with picture window and wood burning stove. Sliding glass door leads to fully fenced backyard with deck and 2 storage sheds. Efficient kitchen with oak cabinetry. Spacious formal dining room/ additional living space. Utility room with first floor laundry. Two bedrooms on the first floor and renovated full bath. Upstairs, find 2 additional rooms. Updates include new lighting, furnace and HWT. Showing begin Friday, April 24th. Open House Saturday, April 25th 1-3pm! Offers will be reviewed starting Tuesday April 28th at 5pm!

Key facts

• Oak cabinetry
• Renovated full bath
• Deck

Tags

• WOOD BURNING STOVE
• FULLY FENCED BACKYARD
• DECK
• STORAGE SHEDS
• OAK CABINETRY
• RENOVATED FULL BATH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.1% vs local median 4.5% in Eggertsville — 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 85/100 on livability (#34 in NY, #534 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, amenities C-.
• Sweet Home Central School District (suburban): math 46% / reading 59% proficiency, ranked #342 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.0%/yr); 143 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent runs 36% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.
• Current owner paid $100k; list at $200k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $228,355
• List price: $199,900
• Delta: -12.46%
• 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
13 Wisteria Ave	0.06mi	4/1.0	1,440 (+8%)	5mo	$200,000	$139	81
1789 Eggert Rd	0.23mi	3/1.0 (-1)	1,368 (+2%)	4mo	$235,000	$172	77
747 Sweet Home Rd	0.27mi	3/2.0 (-1)	1,354 (+1%)	1mo	$332,150	$245	76
27 Castle Ct	0.57mi	3/2.0 (-1)	1,321 (-1%)	1mo	$342,000	$259	61
39 Manser Dr	0.50mi	4/1.0	1,209 (-10%)	0mo	$248,515	$206	60
4727 N Bailey Ave	0.40mi	3/2.0 (-1)	1,440 (+8%)	1mo	$280,000	$194	59
182 Woodcrest Dr	0.57mi	3/1.5 (-1)	1,380 (+3%)	5mo	$246,000	$178	57
396 Maynard Dr	0.58mi	4/1.0	1,238 (-8%)	4mo	$226,500	$183	57
206 Lamont Dr	0.42mi	4/1.5	1,188 (-11%)	4mo	$300,000	$253	56
50 Fairchild Dr	0.69mi	4/1.5	1,398 (+4%)	3mo	$340,000	$243	56
12 Delta Rd	0.71mi	3/1.5 (-1)	1,374 (+2%)	4mo	$260,000	$189	53
64 Gresham Dr	0.66mi	3/1.0 (-1)	1,245 (-7%)	5mo	$260,000	$209	48

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.39×
• Total profit: $21,551
• Equity at exit: $29,806

10-year hold

• IRR: 22.3%
• Equity multiple: 3.37×
• Total profit: $132,452
• Equity at exit: $17,284

Cash invested: $55,972 (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 14226

• Rents YoY: 9.0%
• Active inventory: 143
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,557 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$255 /mo · $3,055/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $634

Break-even live

Break-even rent $1,755

Max offer price $199,900

Occupancy floor 70%

Sensitivity live

Price	-10% $747	-5% $691	+0% $634	+5% $578	+10% $521
Rent	-10% $432	-5% $533	+0% $634	+5% $735	+10% $836
Rate	-1.0pp $735	-0.5pp $685	base $634	+0.5pp $582	+1.0pp $530

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Dellwood Rd Buffalo, NY	4.0	4.0	1209	$3,400	$2.81	2d	2	0.46mi
182 Woodcrest Dr Amherst, NY	3.0	1.5	1380	$2,300	$1.67	20d	1	0.59mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	2d	1	1.09mi
1257 Brighton Rd Tonawanda, NY	4.0	1.0	1268	$2,500	$1.97	4d	1	1.20mi
1257 Brighton Rd Tonawanda, NY	4.0	1.0	1268	$2,500	$1.97	17d	1	1.20mi
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	24d	1	1.27mi
524 University Ave Buffalo, NY	3.0	1.0	1840	$1,600	$0.87	2d	1	1.31mi

Listing history 7 events

1. 2026-05-02
   status Pending 615-char remark

   Show marketing remark (615 chars)

   Charming cape cod on a quiet street close to everything! Enter the spacious living room with picture window and wood burning stove. Sliding glass door leads to fully fenced backyard with deck and 2 storage sheds. Efficient kitchen with oak cabinetry. Spacious formal dining room/ additional living space. Utility room with first floor laundry. Two bedrooms on the first floor and renovated full bath. Upstairs, find 2 additional rooms. Updates include new lighting, furnace and HWT. Showing begin Friday, April 24th. Open House Saturday, April 25th 1-3pm! Offers will be reviewed starting Tuesday April 28th at 5pm!

2. 2026-04-22
   listed $199,900 Active 615-char remark

   Show marketing remark (615 chars)

   Charming cape cod on a quiet street close to everything! Enter the spacious living room with picture window and wood burning stove. Sliding glass door leads to fully fenced backyard with deck and 2 storage sheds. Efficient kitchen with oak cabinetry. Spacious formal dining room/ additional living space. Utility room with first floor laundry. Two bedrooms on the first floor and renovated full bath. Upstairs, find 2 additional rooms. Updates include new lighting, furnace and HWT. Showing begin Friday, April 24th. Open House Saturday, April 25th 1-3pm! Offers will be reviewed starting Tuesday April 28th at 5pm!

3. 2016-12-28
   soldstatus $100,000 Closed Sale or Rented 598-char remark

   Show marketing remark (598 chars)

   Absolutely adorable Amherst cape that can live like a ranch with 2 bedrooms downstairs! Hard to find oversized great room with skylights and wood burning stove. Sliding door that leads to your gorgeous deck and fenced in backyard with shed. Formal dining room with hardwood flooring, two bedrooms downstairs and one bedroom up with a bonus room that could be an office or nursery. Updated mechanics including a high efficiency Lennox furnace, water tank, newer architectural roof, double wide concrete driveway, vinyl siding & bonus storage space built onto the back of the home! Low taxes!!!

4. 2016-12-21
   soldstatus $100,000
5. 2016-10-19
   status Pending Sale 598-char remark

   Show marketing remark (598 chars)

   Absolutely adorable Amherst cape that can live like a ranch with 2 bedrooms downstairs! Hard to find oversized great room with skylights and wood burning stove. Sliding door that leads to your gorgeous deck and fenced in backyard with shed. Formal dining room with hardwood flooring, two bedrooms downstairs and one bedroom up with a bonus room that could be an office or nursery. Updated mechanics including a high efficiency Lennox furnace, water tank, newer architectural roof, double wide concrete driveway, vinyl siding & bonus storage space built onto the back of the home! Low taxes!!!

6. 2016-10-14
   historical Under Contract- Do Not Show 598-char remark

   Show marketing remark (598 chars)

   Absolutely adorable Amherst cape that can live like a ranch with 2 bedrooms downstairs! Hard to find oversized great room with skylights and wood burning stove. Sliding door that leads to your gorgeous deck and fenced in backyard with shed. Formal dining room with hardwood flooring, two bedrooms downstairs and one bedroom up with a bonus room that could be an office or nursery. Updated mechanics including a high efficiency Lennox furnace, water tank, newer architectural roof, double wide concrete driveway, vinyl siding & bonus storage space built onto the back of the home! Low taxes!!!

7. 2016-09-06
   listed $99,000 Active 598-char remark

   Show marketing remark (598 chars)

   Absolutely adorable Amherst cape that can live like a ranch with 2 bedrooms downstairs! Hard to find oversized great room with skylights and wood burning stove. Sliding door that leads to your gorgeous deck and fenced in backyard with shed. Formal dining room with hardwood flooring, two bedrooms downstairs and one bedroom up with a bonus room that could be an office or nursery. Updated mechanics including a high efficiency Lennox furnace, water tank, newer architectural roof, double wide concrete driveway, vinyl siding & bonus storage space built onto the back of the home! Low taxes!!!

ⓘ 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: $3,055 · $255/mo
• Projected year-2 tax: $3,216 · $268/mo
• Expected delta: +$162/yr (+$13/mo · 5.3%)

ⓘ 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 · 15 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: $30,688
• − Mortgage interest: −$11,198
• − Property taxes: −$3,055
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − Depreciation: −$5,815
• Taxable income: $4,711
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $6,479/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: Sweet Home Central School District
• NCES district ID: 3628500
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $48,509
• Composite: 44.67/100
• National rank: #2765
• State rank: #342 of 590 in NY

Livability — Eggertsville

• Score: 85/100
• State rank: #34
• US rank: #534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eggertsville, NY
• County: Erie County · 714,559 people
• City population: 29,482
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,159
• Household income: $84,325
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 856.0

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 (74%)
• Race & ethnicity: White 74% Black 10% Asian 7% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 13% · Canada, China, India
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 2% 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: ▼ -270.71%
• Current HPI: 331.1929
• Rent YoY: ▲ 9.01%
• 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

+101.9% since first listed

7 events — show timeline

• 2026-05-02 Pending — WNYREIS
• 2026-04-22 Listed $199,900 WNYREIS
• 2016-12-28 Sold (MLS) $100,000 WNYREIS
• 2016-12-21 Sold (Public Records) $100,000 Public Records
• 2016-10-19 Pending — WNYREIS
• 2016-10-14 Contingent — WNYREIS
• 2016-09-06 Listed $99,000 WNYREIS

Property tax history

+3.9%/yr

Latest (2025): $3,055 · -21.8% YoY. Source: county tax records.