50 Alpine Pl · Cheektowaga, NY 14225

$84,900

3 bd · 1.0 ba · 1,498 sqft · SingleFamily public records · 112 Days on market

Built 1917 5,663 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is your chance to own a beautifully updated home with a DOUBLE lot. Front door leads to a spacious living room and updated kitchen and formal dining room. Master bedroom includes walk in closet. New flooring throughout along with some restored hardwood. Roof 1.5 years old. Furnace 2019. Showings begin 3/27. Offers due 4/2 at 7pm.

Key facts

• Updated bath
• Fenced yard
• Updated kitchen

Tags

• FENCED YARD
• REAR DECK
• UPDATED KITCHEN
• UPDATED BATH
• 1ST FLOOR LAUNDRY
• PLENTY OF CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.8% in Cheektowaga — 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 (#54 in NY, #811 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-.
• Cheektowaga Central School District (urban): math 30% / reading 37% proficiency, ranked #564 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 208 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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 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: 1.74% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.41%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $187,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Peach Tree Rd	0.32mi	4/2.0 (+1)	1,502 (+0%)	7mo	$162,000	$108	70
27 Adlon Pl	0.18mi	4/2.0 (+1)	1,584 (+6%)	5mo	$265,958	$168	69
4 Villa Moraine Dr	0.18mi	3/1.5	1,680 (+12%)	4mo	$289,000	$172	66
102 Freund St	0.30mi	4/2.0 (+1)	1,596 (+6%)	3mo	$155,000	$97	63
105 Hoerner Ave	0.50mi	3/1.0	1,367 (-9%)	2mo	$90,000	$66	61
67 Carol Dr	0.59mi	3/1.0	1,384 (-8%)	2mo	$225,000	$163	58
17 Fisher St	0.16mi	4/2.0 (+1)	1,286 (-14%)	7mo	$138,500	$108	54
62 Haller Ave	0.58mi	3/2.0	1,397 (-7%)	4mo	$125,000	$89	54
17 Eller Ave	0.22mi	4/2.0 (+1)	1,274 (-15%)	4mo	$167,500	$131	53
54 Roma Ave	0.53mi	3/1.5	1,320 (-12%)	1mo	$165,000	$125	52
70 Eggert Rd	0.55mi	3/1.0	1,342 (-10%)	6mo	$215,000	$160	52
46 Wilkes Ave	0.59mi	4/1.5 (+1)	1,359 (-9%)	7mo	$160,000	$118	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 1.98×
• Total profit: $23,378
• Equity at exit: $12,659

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $68,236
• Equity at exit: $7,341

Cash invested: $23,772 (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 14225

• Home prices YoY: -27.3%
• Active inventory: 208
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $583

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 56%

Sensitivity live

Price	-10% $641	-5% $612	+0% $583	+5% $553	+10% $524
Rent	-10% $466	-5% $524	+0% $583	+5% $641	+10% $700
Rate	-1.0pp $625	-0.5pp $604	base $583	+0.5pp $561	+1.0pp $538

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	18d	1	0.16mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	3d	1	0.20mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	45d	1	0.53mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	45d	1	0.57mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	24d	1	0.61mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	45d	1	0.62mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	4d	1	0.62mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	13d	1	0.63mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	45d	1	0.63mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	45d	1	0.65mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	3d	1	0.72mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.73mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	4d	1	0.81mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	24d	1	0.81mi
71 Gerald Ave Buffalo, NY	2.0	1.0	1773	$1,100	$0.62	45d	1	0.85mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	45d	1	1.01mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	1.10mi
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	11d	1	1.19mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	3d	1	1.28mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	20d	1	1.31mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	45d	1	1.47mi

Listing history 15 events

1. 2026-04-09
   status Pending
2. 2026-03-05
   price $84,900
3. 2026-02-03
   price $94,900
4. 2025-12-18
   listed $109,900 Active
5. 2021-06-24
   soldstatus $143,000
6. 2021-06-23
   soldstatus $143,000 Closed Sale or Rented 336-char remark

   Show marketing remark (336 chars)

   This is your chance to own a beautifully updated home with a DOUBLE lot. Front door leads to a spacious living room and updated kitchen and formal dining room. Master bedroom includes walk in closet. New flooring throughout along with some restored hardwood. Roof 1.5 years old. Furnace 2019. Showings begin 3/27. Offers due 4/2 at 7pm.

7. 2021-04-04
   status Under Contract- Do Not Show 336-char remark

   Show marketing remark (336 chars)

   This is your chance to own a beautifully updated home with a DOUBLE lot. Front door leads to a spacious living room and updated kitchen and formal dining room. Master bedroom includes walk in closet. New flooring throughout along with some restored hardwood. Roof 1.5 years old. Furnace 2019. Showings begin 3/27. Offers due 4/2 at 7pm.

8. 2021-03-24
   listed $109,000 Active 336-char remark

   Show marketing remark (336 chars)

   This is your chance to own a beautifully updated home with a DOUBLE lot. Front door leads to a spacious living room and updated kitchen and formal dining room. Master bedroom includes walk in closet. New flooring throughout along with some restored hardwood. Roof 1.5 years old. Furnace 2019. Showings begin 3/27. Offers due 4/2 at 7pm.

9. 2019-02-19
   soldstatus $47,000 Closed Sale or Rented 586-char remark

   Show marketing remark (586 chars)

   This is a very nice well kept property with a DOUBLE LOT!!! Cosmetics will be in order , Paint etc Garage needs roof replaced inc some beams this is a flat roof , older roof on front part of home . .. .this is a structurally sound property in a quiet neighborhood . Large walk in closets off bedrooms Laundry Room, Vinyl fenced yard , Seller negotiable as to furniture and contents . .. .nice large kitchen area , front foyer entrance area. Deck in rear could use a few boards & stained but otherwise is solid! This property is priced for quick sale and WONT LAST LONG !!!!

10. 2019-01-30
    status Under Contract- Do Not Show 586-char remark

    Show marketing remark (586 chars)

    This is a very nice well kept property with a DOUBLE LOT!!! Cosmetics will be in order , Paint etc Garage needs roof replaced inc some beams this is a flat roof , older roof on front part of home . .. .this is a structurally sound property in a quiet neighborhood . Large walk in closets off bedrooms Laundry Room, Vinyl fenced yard , Seller negotiable as to furniture and contents . .. .nice large kitchen area , front foyer entrance area. Deck in rear could use a few boards & stained but otherwise is solid! This property is priced for quick sale and WONT LAST LONG !!!!

11. 2019-01-04
    status Active 586-char remark

    Show marketing remark (586 chars)

    This is a very nice well kept property with a DOUBLE LOT!!! Cosmetics will be in order , Paint etc Garage needs roof replaced inc some beams this is a flat roof , older roof on front part of home . .. .this is a structurally sound property in a quiet neighborhood . Large walk in closets off bedrooms Laundry Room, Vinyl fenced yard , Seller negotiable as to furniture and contents . .. .nice large kitchen area , front foyer entrance area. Deck in rear could use a few boards & stained but otherwise is solid! This property is priced for quick sale and WONT LAST LONG !!!!

12. 2018-11-27
    historical 586-char remark

    Show marketing remark (586 chars)

    This is a very nice well kept property with a DOUBLE LOT!!! Cosmetics will be in order , Paint etc Garage needs roof replaced inc some beams this is a flat roof , older roof on front part of home . .. .this is a structurally sound property in a quiet neighborhood . Large walk in closets off bedrooms Laundry Room, Vinyl fenced yard , Seller negotiable as to furniture and contents . .. .nice large kitchen area , front foyer entrance area. Deck in rear could use a few boards & stained but otherwise is solid! This property is priced for quick sale and WONT LAST LONG !!!!

13. 2018-11-12
    status Active 586-char remark

    Show marketing remark (586 chars)

    This is a very nice well kept property with a DOUBLE LOT!!! Cosmetics will be in order , Paint etc Garage needs roof replaced inc some beams this is a flat roof , older roof on front part of home . .. .this is a structurally sound property in a quiet neighborhood . Large walk in closets off bedrooms Laundry Room, Vinyl fenced yard , Seller negotiable as to furniture and contents . .. .nice large kitchen area , front foyer entrance area. Deck in rear could use a few boards & stained but otherwise is solid! This property is priced for quick sale and WONT LAST LONG !!!!

14. 2018-10-31
    status Pending Sale 586-char remark

    Show marketing remark (586 chars)

    This is a very nice well kept property with a DOUBLE LOT!!! Cosmetics will be in order , Paint etc Garage needs roof replaced inc some beams this is a flat roof , older roof on front part of home . .. .this is a structurally sound property in a quiet neighborhood . Large walk in closets off bedrooms Laundry Room, Vinyl fenced yard , Seller negotiable as to furniture and contents . .. .nice large kitchen area , front foyer entrance area. Deck in rear could use a few boards & stained but otherwise is solid! This property is priced for quick sale and WONT LAST LONG !!!!

15. 2018-09-18
    listed $63,900 Active 586-char remark

    Show marketing remark (586 chars)

    This is a very nice well kept property with a DOUBLE LOT!!! Cosmetics will be in order , Paint etc Garage needs roof replaced inc some beams this is a flat roof , older roof on front part of home . .. .this is a structurally sound property in a quiet neighborhood . Large walk in closets off bedrooms Laundry Room, Vinyl fenced yard , Seller negotiable as to furniture and contents . .. .nice large kitchen area , front foyer entrance area. Deck in rear could use a few boards & stained but otherwise is solid! This property is priced for quick sale and WONT LAST LONG !!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $17,763
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$2,470
• Taxable income: $5,998
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,553/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: Cheektowaga Central School District
• NCES district ID: 3607230
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $43,401
• Composite: 28.45/100
• National rank: #6753
• State rank: #564 of 590 in NY

Livability — Cheektowaga

• Score: 84/100
• State rank: #54
• US rank: #811

Category grades

Amenities B Commute A+ Cost of living A- Crime C- Employment C Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cheektowaga, NY
• County: Erie County · 714,559 people
• City population: 55,470
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 33,620
• Household income: $67,237
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 991.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 21% Lithuanian 3% Iranian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% Arabic 1%

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: ▼ -120.26%
• Current HPI: 320.6248
• Rent YoY: —
• 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

+32.9% since first listed

15 events — show timeline

• 2026-04-09 Pending — WNYREIS
• 2026-03-05 Price Changed $84,900 WNYREIS
• 2026-02-03 Price Changed $94,900 WNYREIS
• 2025-12-18 Listed $109,900 WNYREIS
• 2021-06-24 Sold (Public Records) $143,000 Public Records
• 2021-06-23 Sold (MLS) $143,000 WNYREIS
• 2021-04-04 Pending — WNYREIS
• 2021-03-24 Listed $109,000 WNYREIS
• 2019-02-19 Sold (MLS) $47,000 WNYREIS
• 2019-01-30 Pending — WNYREIS
• 2019-01-04 Relisted — WNYREIS
• 2018-11-27 Listing Removed — WNYREIS
• 2018-11-12 Relisted — WNYREIS
• 2018-10-31 Pending — WNYREIS
• 2018-09-18 Listed $63,900 WNYREIS

Property tax history

+13.2%/yr

Latest (2025): $5,919 · +15.6% YoY. Source: county tax records.