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266 Peppertree Dr
Property Overview
Active Listing
1 / 11
11 listing photos · Tap Enlarge for full-size view
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Specs
4
Beds
2
Baths
Interior Living Space (Sq Ft)
1328 sq ft
Lot Size (Sq Ft)
7,405 sq ft
Year Built
1980
Price/Sq Ft (Living Area)
226$
Price/Sq Ft (Lot Size)
40$
Lifestyle
Walk Score
0
Transit Score
20
Neighborhood Vibe
A calculation based on nearby amenity density.
Taxes
%
FY 2024
Tax Year
Annual Tax
$6,807
Assessed Value
$275,000
Last Sale
2022
$260,000
Price History
Zestimate Range
$159k – $339k
+111.6%
since 2016
2016: $159kNow: $337k
Zillow Zestimate history · 121 data points
Safety & Hazards
A
Safety Rating
Based on Crime & Hazards
Crime Rate Index
Very Low
0/100
Flood Risk
Unknown
The Town of Amherst is annually exposed to severe weather and has had significant flooding events in the past. Creeks running through northeast Amherst have overflowed their banks.
Zumintel Report
EVALUATED FOR: LONG-TERM RENTAL
266 Peppertree Dr, Amherst, NY 14228
SINGLE_FAMILY•May 15, 2026•MLS #B1681772
45/100
Rental Score
Executive Summary
Verdict Locked
Based on current list price and market conditions.
Est. Price
$299,900
Square Feet
1,328
Year Built
1980
Configuration
4bd / 2ba
Market Context
- Pricing PositionPriced lower than the median list price in Amherst ($390K)
- Liquidity RiskHomes in 14228 sell after an average of 28 days on the market, up from 14 days last year.
- NeighborhoodLocated in the East Amherst/Williamsville area, near the University of Buffalo.
- Local MarketMedian Neighborhood Price: $377,000 (+0.4% YoY)Market Velocity: Stable • Inventory: Balanced • Avg DOM: 28 days
- Investment PotentialEstimated Rent: $2,550/moCap Rate: 6.63% • 5-Year Growth: +2.0%
Location & Commute
- Located in the Sweet Home School District.
- Near public transit.
- Close to SUNY Buffalo North Campus.
Payment Calculator
$
$
Assumptions & Methodology
- •STR Data: Nightly yields mapped from regional AVM adjusted comps using a conservative median occupancy baseline. Verified via AI context.
- •Cap Rate: Derived mathematically (Market Adjusted Gross Yield minus standard expense, maintenance, and vacancy ratios).
- •Standard Math: Standard principle and interest amortized over 30-year fixed rates. Taxes and insurance are estimations.
Estimated Monthly Payment
$2,702
Principal & Interest
$1,516Operating Expenses/mo
$1,185Long-Term Rental Impact
Estimated Payment$2,702
-Projected Rental Income-$2,550
Net Payment Out-of-Pocket$152/mo
The conventional US estimated payment calculation is for informational purposes only. Users are free to make their financial decisions based on their personal economic, ethical and religious belief systems.
Financial Performance
Based on 6.5% rate · 20% down · 30-yr fixedInvestment Analysis Locked
Detailed Cash Flow, Cap Rate, and ROI projections are available for Builder+ plans or by using Top-Up Credits.
Upgrade to Unlock Investment DataComparative Market Analysis
Validate the asking price against recent comparable sales in the area. Includes similarity scoring, price adjustments, and exclusion reasoning.
Strategic Assessment
Key Advantages
- •Updated property with a modern feel.
- •Located in the desirable Sweet Home School District.
- •Features a finished basement with an additional bedroom.
- •Large backyard perfect for outdoor activities.
Considerations
- •Only 1.5 bathrooms for a 4-bedroom house.
- •Transit Score of 20 indicates limited public transportation options.
- •Days on market increasing compared to last year.
- •Property taxes are $5,705 annually.
Due Diligence
- •Confirm FEMA flood zone designation, as it is currently unknown.
- •Verify zoning code and compliance with the Town of Amherst.
10-Year Wealth Outlook
10-Year Wealth Outlook · Pro+
Upgrade to Pro to see how this property builds (or erodes) wealth and why.
Verdict Locked
Analyst Verdict
Based on current list price and market conditions.
STRONG BUY
Use-Case Alignment
living
Medium Match
Short-Term
Low Match
Living+STR
Low Match
rental
High Match
House Hack
Medium Match
flip
Low Match
Disclaimer: This report is for informational purposes only and does not constitute financial or real estate advice. Zumintel is not liable for any inaccuracies or the condition of the property. Users should conduct their own due diligence.
Definitions & Methodology
Cap Rate (Capitalization Rate)Net Operating Income (NOI) divided by the property asset value. It indicates the potential rate of return on the real estate investment.
Investment ScoreA proprietary composite score (0-100):
- 80-100: Excellent (Strong Cashflow & Potential)
- 60-79: Good (Stable, Moderate Returns)
- 40-59: Fair (Value Add Required)
- <40: Risky (Negative Cashflow/High Risk)
Walk ScoreA measure of walkability based on the distance to nearby amenities. 90-100 is a "Walker's Paradise".
Transit ScoreEstimates how well a location is served by public transport. Calculated based on distance to nearest stops and frequency.
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