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


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.

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

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).

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.

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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