House For Sale By Owner

260 Waverly Ave, Buffalo, NY 14217

$154,000 After Repair Value -
$145,900 Asking Price -
$7,500 Cost of Repairs =
$600 Potential Profit

Property Details

Asking Price $145,900

After Repair Value $154,000

Costs of Repairs $7,500

Potential Profit $600

Living Area 1312 ft2

Property Type Single Family House

Bedrooms 3

Bathrooms 1

Half Bathrooms 0

Parking 1

Listed with Agent No

Property Description

LOCATION: 260 WAVERLY AVE., TOWN OF TONAWANDA
PHONE NUMBER: -

PROPERTY INFORMATION:
3 Bedroom, 1 Bathroom, Basement (unfinished, but have cabinets attached to south wall), attic (unfinished), 1 Car Garage (detached), lot dimensions – 70’ x 122.33’, 1312 sq. ft. Ranch, built 1955 (one-family ownership), grooved cedar wood siding (replaced 1999); aluminum awnings on north, west and south sides of house (excluding patio), central air conditioning.
Located close to the 290 expressway and a short distance to the Niagara River - for those who enjoy boating/hiking/biking on/along this waterway.

TAXES:
Approximately $5000.00 total per year (county/town and school); senior “star” exemption (65+ years of age), will cut that amount in about half.

WORK DONE WITHIN LAST DECADE:
Basement windows replaced, 6/2014;
Furnace replaced – high efficiency natural gas furnace, 11/2010;
Garage Door replaced, 10/2015;
Roof replaced - complete tear-off, i.e., all prior layers removed, 4/2012;
Porch replaced, i.e., concrete and vinyl railing installed, 9/2013.

NEGATIVES (interior):
Patio floor (surface) needs replacement, patio ceiling paneling warping in spots;
Kitchen floor (surface) needs replacement;
Living Room carpet in poor condition – since I am not replacing it, I don’t want to remove, because it serves as protection for the underlying flooring.

NEGATIVES (exterior):
Some paint peeling on wood (plywood) eaves;
Some paint peeling of siding, on south side of house (where sun is most intense);
Significant paint peeling on wood window frames and metal window frames (original windows);
Vinyl gutter on east side of house cracked in 2 spots – above kitchen window (sealant applied) and above living room double windows (above water line);
In the enclosed area between house and garage, water leaks between gutter and fascia board – during heavier rains.

PRO OR CON (depending on one’s perspective):
Interior of all windows (not including patio) sealed with silicone caulk; results in very good energy-efficiency, but at the same time, unable to open windows if one desires.
Except for one to two weeks a year when the heat can be oppressive, the vast majority of the time, this house stays cool by itself. I rarely use the AC, instead, I open the front interior door (replace storm with optional screen window) and/or transit “door” to attic (allows heat to rise from interior of house and out the attic vents).

ADDITIONAL NOTES:
In the early 2000’s, additional insulation was added in the basement, above the foundation concrete and in the attic.
Verified air conditioning unit is working, as of 8/28/19.
J-traps of kitchen, bathroom and basement sinks, removed for cleaning of accumulated “gunk” – 1/2019.

MY VALUATION OF THE PROPERTY:
The Town of Tonawanda current full market value, told to me by a representative of the Assessor\'s Office, is approximately in the $153,000.00 - $154,000.00 range.
However, taking into consideration the negatives, i.e., subtracting for either replacement and/or repair and/or painting, I would be asking $145,900.00 for the property (house and land).

If interested in looking over property and you have a local/regional phone number (I don\'t have long-distance service), please leave a message with your number on my answering machine and I will get back to you. If you don\'t have a local/regional number, we will respond via email. Thank you.

Edward D. Caggiano

Repairs Needed

Explained in property description.

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