61 Park Club Ln Unit D · Williamsville, NY 14221

$159,900

2 bd · 1.0 ba · 977 sqft · Condo public records · 7 Days on market

Built 1965 $275/mo HOA · 14% of rent

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Why this score? — see what drove the C 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 +18.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +6.3/10.0
• DSCR +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walkable Williamsville! Beautifully remodeled first floor condo with private entrance, new hardwood floors, updated kitchen, new bathroom with ceramic tile, in-unit laundry. Light and Bright! This Condo Sparkles! Must See!

Key facts

• Boutique shops
• Coffee spots
• Private entrance

Tags

• PRIVATE ENTRANCE
• PRIME LOCATION
• LOCAL PARKS
• BOUTIQUE SHOPS
• COFFEE SPOTS
• POPULAR BARS

Property features AI

Finance

• Financial info: Pets: cats OK; pet policies negotiable
• HOA & community: Association: LMM Properties, Inc.; Monthly association fee of $275 (includes structure maintenance)

Exterior

• Parking: Assigned parking (one space); no garage — see remarks
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story property; Existing/resale condition
• Construction: Brick construction; Asphalt roof; Built as existing (year built details: existing)
• Exterior features: Rectangular lot; Road frontage on a main thoroughfare

Interior

• Kitchen: Quartz counters; Microwave; Oven; Free-standing range; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Electric baseboard heating
• Interior features: Separate/formal living room; Quartz counters; Main level primary bedroom; Bedroom on main level; Other interior features (see remarks)
• Laundry & utility: In-unit laundry on main level; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.4% 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); 329 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 7 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 $94k; list at $160k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.19% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-12,101
• Equity at exit: $23,842

10-year hold

• IRR: 5.3%
• Equity multiple: 1.44×
• Total profit: $19,486
• Equity at exit: $13,825

Cash invested: $44,772 (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: 329
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$839
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$67
• HOA: −$275
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $152

Break-even live

Break-even rent $1,712

Max offer price $159,900

Occupancy floor 87%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Park Club Ln Unit C Buffalo, NY	2.0	1.0	1000	$1,900	$1.90	3d	1	0.03mi
19 California Dr Williamsville, NY	1.0	1.0	600	$1,300	$2.17	43d	1	0.51mi
4865 Main St Unit 2 Buffalo, NY	1.0	1.0	700	$2,500	$3.57	11d	1	0.54mi
455-495 Wehrle Dr Cheektowaga, NY	2.0	1.0	1012	$1,450	$1.43	1d	1	0.93mi
1035 Beach Rd Buffalo, NY	2.0	1.0	900	$1,300	$1.44	43d	1	0.94mi
307 S Cayuga Rd Buffalo, NY	2.0	1.0	1008	$1,500	$1.49	43d	1	0.95mi
5712 Main St #220 Williamsville, NY	2.0	2.0	1015	$2,400	$2.36	43d	1	1.05mi
4035-4055 Harlem Rd Unit 4081B Buffalo, NY	2.0	1.0	815	$1,649	$2.02	1d	1	1.28mi
255 Evans St Williamsville, NY	1.0–2.0	1.0–2.0	975	$2,350	$2.41	1d	13	1.29mi
5877 Main St Williamsville, NY	1.0–2.0	1.0–2.0	1090	$2,650	$2.43	1d	1	1.37mi
1328 Cleveland Dr Buffalo, NY	3.0	1.0	1020	$2,200	$2.16	1d	1	1.37mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $159,900 Active 7 DOM
2. 2026-06-17
   days on market $159,900 Active 6 DOM
3. 2026-06-16
   days on market $159,900 Active 5 DOM
4. 2026-06-15
   days on market $159,900 Active 4 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   listed $159,900 Active 2 DOM

ⓘ 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: $2,067 · $172/mo
• Projected year-2 tax: $2,385 · $199/mo
• Expected delta: +$317/yr (+$26/mo · 15.4%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,857
• − Mortgage interest: −$8,957
• − Property taxes: −$2,067
• − Insurance: −$800
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$3,300
• − Depreciation: −$4,652
• Taxable loss: −$576
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $1,966/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

+119.0% since first listed

7 events — show timeline

• 2026-06-11 Listed $159,900 WNYREIS
• 2016-04-25 Sold (Public Records) $93,500 Public Records
• 2016-04-21 Sold (MLS) $93,500 WNYREIS
• 2016-03-16 Pending — WNYREIS
• 2016-03-15 Contingent — WNYREIS
• 2016-01-18 Listed $99,900 WNYREIS
• 2004-08-20 Sold (Public Records) $73,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,067 · +9.6% YoY. Source: county tax records.