50 Farber Ln · Williamsville, NY 14221

$309,000

3 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 14 Days on market

Built 1950 0.25 ac lot $189/sqft · 15% below area Est $365k · 15% 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 +14.4/15.0
• Cash flow +7.5/30.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Hard-to-find 3-bedroom brick ranch in the highly desirable Village of Williamsville. An open floor plan welcomes you with an inviting living room featuring a gas fireplace that flows seamlessly into the formal dining room. One of this home's standout features is the private outdoor courtyard, complete with a built-in wood-burning fireplace, creating the perfect setting for relaxing and entertaining. A tranquil pond with waterfall adds to the peaceful ambience. Home is being sold as-is. This is a rare opportunity to own a brick ranch in the heart of the Village of Williamsville.

Key facts

• 0.25 acre lot
• Garage
• Built 1950

Tags

• PRIVATE OUTDOOR COURTYARD
• TRANQUIL POND WITH WATERFALL

Property features AI

Exterior

• Parking: Attached 1-car garage with garage door opener
• Utilities: High-speed internet available; Public water (connected); Sewer connected; Circuit breaker electric
• Home design: Single-story home; Existing construction
• Construction: Brick and frame construction; Copper plumbing; Asphalt shingle roof
• Exterior features: Concrete driveway; Partial fencing; Patio (covered); Porch; Private yard; Near public transit; Rectangular residential lot; City street frontage; See remarks

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Three main-level bedrooms (13×11, 11×10, 17×14)
• Flooring: Carpet; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Radiant heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Living/dining room combination; Natural woodwork; Bedroom on main level; Fireplace (1)
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (20.1% below list).
• Recommended offer: $240k (22.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $87k; list at $309k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,912 (22.4% 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 1950 — 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: 0.80% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 10.4

CMA / ARV

• ARV (median comp): $364,851
• List price: $309,000
• Delta: -15.31%
• 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
138 Farber Ln	0.16mi	3/1.5	1,640 (+0%)	7mo	$330,000	$201	84
13 Hirschfield Dr	0.14mi	3/2.0	1,482 (-9%)	4mo	$206,000	$139	71
84 Hirschfield Dr	0.27mi	3/1.5	1,544 (-5%)	9mo	$316,500	$205	69
245 N Ellicott St	0.46mi	3/1.0	1,573 (-4%)	4mo	$191,245	$122	69
73 Edward St	0.47mi	3/1.5	1,584 (-3%)	6mo	$388,000	$245	66
120 Farber Ln	0.13mi	2/1.5 (-1)	1,442 (-12%)	7mo	$265,000	$184	62
100 N Cayuga Rd	0.73mi	3/2.0	1,648 (+1%)	1mo	$520,000	$316	60
11 Columbia Dr	0.38mi	3/1.5	1,504 (-8%)	10mo	$375,000	$249	59
124 Evans St	0.30mi	4/2.0 (+1)	1,455 (-11%)	7mo	$260,000	$179	53
88 The Cmn	0.51mi	3/2.0	1,760 (+8%)	8mo	$450,000	$256	52
158 Mill St	0.52mi	4/1.0 (+1)	1,521 (-7%)	10mo	$320,500	$211	51
20 Willowbrook Dr	0.67mi	3/2.0	1,744 (+7%)	10mo	$367,000	$210	45

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: -23.0%
• Equity multiple: 0.19×
• Total profit: $-69,720
• Equity at exit: $46,073

10-year hold

• IRR: -12.6%
• Equity multiple: 0.19×
• Total profit: $-70,328
• Equity at exit: $26,717

Cash invested: $86,520 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,470 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$593 /mo · $7,121/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-391

Break-even live

Break-even rent $2,965

Max offer price $239,912

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-304	+0% $-391	+5% $-479	+10% $-566
Rent	-10% $-586	-5% $-489	+0% $-391	+5% $-294	+10% $-196
Rate	-1.0pp $-235	-0.5pp $-313	base $-391	+0.5pp $-471	+1.0pp $-553

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5877 Main St Williamsville, NY	1.0–2.0	1.0–2.0	1090	$2,650	$2.43	3d	1	0.12mi
255 Evans St Williamsville, NY	1.0–2.0	1.0–2.0	975	$2,350	$2.41	3d	13	0.42mi
49 S Youngs Rd Buffalo, NY	3.0	1.0	1400	$1,795	$1.28	25d	1	0.46mi
239 Lehn Springs Dr Buffalo, NY	3.0	1.0	1700	$3,200	$1.88	5d	1	0.94mi
540 Mill St Buffalo, NY	3.0	1.5	1300	$2,095	$1.61	3d	1	0.98mi
25 Spring Meadow Dr Buffalo, NY	1.0–2.0	1.0–2.0	1087	$2,555	$2.35	3d	14	1.10mi
202 S Union Rd Unit 8 Amherst, NY	2.0	1.0	1200	$1,500	$1.25	5d	1	1.26mi
202 S Union Rd Unit 8 Amherst, NY	2.0	1.0	1200	$1,500	$1.25	25d	1	1.26mi
15 Telfair Dr Buffalo, NY	4.0	2.5	1976	$4,250	$2.15	5d	1	1.48mi

Listing history 3 events

1. 2026-05-15
   listed $309,000 Active 751-char remark
2. 1996-03-13
   soldstatus $87,000
3. 1994-10-05
   soldstatus $74,000

ⓘ 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: $7,121 · $593/mo
• Projected year-2 tax: $7,121 · $593/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 ≥92°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: $29,644
• − Mortgage interest: −$17,309
• − Property taxes: −$7,121
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − Depreciation: −$8,989
• Taxable loss: −$10,064
• Est. tax savings @ 24.0%: +$2,415
• After-tax cash flow: $-2,278/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

• Census place: Williamsville, NY
• 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

+317.6% since first listed

4 events — show timeline

• 2026-05-29 Pending — WNYREIS
• 2026-05-15 Listed $309,000 WNYREIS
• 1996-03-13 Sold (Public Records) $87,000 Public Records
• 1994-10-05 Sold (Public Records) $74,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $7,121 · +3.7% YoY. Source: county tax records.