130 Ridge Park Ave · Cheektowaga, NY 14211

$139,900

4 bd · 2.0 ba · 1,713 sqft · MultiFamily public records · 14 Days on market

Built 1930 4,170 sqft lot Est $188k · 26% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Livability +4.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 130 Ridge Park Ave, a charming multi-family home in the heart of Cheektowaga, NY! Each unit features 2 bedrooms and 1 full bath, offering a great opportunity for both owner-occupants and investors. With spacious living areas and strong income potential, this property is ideal for building equity while generating rental income. Conveniently located near shopping, restaurants, schools, parks, and major highways, providing easy access to all that Western New York has to offer. Property requires a full rehabilitation and is being sold strictly as-is in cash only. Both units were tenant-occupied until just a few months ago. The property currently has one electric meter, one gas meter,

Key facts

• Easy access
• Full rehabilitation
• Multi-family home

Tags

• MULTI-FAMILY HOME
• STRONG INCOME POTENTIAL
• CONVENIENTLY LOCATED
• EASY ACCESS
• FULL REHABILITATION

Property features AI

Finance

• Financial info: Operating expenses include water/sewer; Owner pays water; rent includes water; Two-unit property with separate gas and electric metering (one each)

Exterior

• Parking: Concrete parking with two or more spaces
• Utilities: Public water (connected); Sewer connected
• Home design: One-story building; Existing construction
• Construction: Aluminum siding; Asphalt shingle roof; Block foundation
• Exterior features: Covered porch/patio; Rectangular residential lot with city street frontage

Interior

• Flooring: Hardwood; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooring; Partial basement

🏷️ Possibly a rental listed for sale. The $139,900 price doesn't fit this home's estimated sale value (~$188,430) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Cap rate 12.9% 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: 172 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,509/mo this rent would consume 83% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($967 loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.67%
• DSCR: 2.05
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $188,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Woodell Ave	0.08mi	4/2.0	1,748 (+2%)	8mo	$192,500	$110	86
62 Wanda Ave	0.17mi	5/3.0 (+1)	1,868 (+9%)	1mo	$200,000	$107	67
139 Peach Tree Rd	0.54mi	4/2.0	1,691 (-1%)	10mo	$225,000	$133	64
109 Peach Tree Rd	0.53mi	4/2.0	1,716 (+0%)	15mo	$155,000	$90	63
30 Woodell Ave	0.22mi	4/3.0	1,960 (+14%)	5mo	$159,900	$82	57
152 David Ave	0.51mi	4/2.0	1,587 (-7%)	8mo	$212,000	$134	57
2531 Genesee St	0.68mi	4/2.0	1,725 (+1%)	15mo	$140,000	$81	55
173 Briscoe Ave	0.63mi	4/2.0	1,832 (+7%)	6mo	$270,000	$147	54
2766 Harlem Rd	0.63mi	4/2.0	1,632 (-5%)	12mo	$232,000	$142	53
143 Peach Tree Rd	0.54mi	4/2.0	1,578 (-8%)	12mo	$230,000	$146	51
20 Littlefield Ave	0.57mi	4/2.0	1,568 (-8%)	15mo	$95,000	$61	47
35 Loxley Rd	0.62mi	5/2.0 (+1)	1,943 (+13%)	1mo	$175,000	$90	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.51×
• Total profit: $59,332
• Equity at exit: $55,553

10-year hold

• IRR: 29.5%
• Equity multiple: 4.87×
• Total profit: $151,481
• Equity at exit: $80,284

Cash invested: $39,172 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,509 high
• Mortgage (P&I): −$734
• Tax from tax record: −$418 /mo · $5,012/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $773

Break-even live

Break-even rent $1,531

Max offer price $139,900

Occupancy floor 64%

Sensitivity live

Price	-10% $852	-5% $812	+0% $773	+5% $733	+10% $693
Rent	-10% $574	-5% $673	+0% $773	+5% $872	+10% $971
Rate	-1.0pp $843	-0.5pp $808	base $773	+0.5pp $736	+1.0pp $699

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,508
Total (2 units)			$2,509

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	0.10mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	0.25mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	0.45mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	0.58mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	2d	1	0.66mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	24d	1	0.83mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	1.11mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	2d	1	1.24mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	1.35mi

Listing history 11 events

1. 2026-06-18
   days on market $139,900 Active 14 DOM
2. 2026-06-17
   days on market $139,900 Active 13 DOM
3. 2026-06-16
   days on market $139,900 Active 12 DOM
4. 2026-06-15
   pricedays on market $139,900 Active 11 DOM
5. 2026-06-13
   days on market $149,900 Active 9 DOM
6. 2026-06-10
   days on market $149,900 Active 6 DOM
7. 2026-06-09
   days on market $149,900 Active 5 DOM
8. 2026-06-08
   days on market $149,900 Active 4 DOM
9. 2026-06-07
   days on market $149,900 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $149,900 Active 1 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: $5,012 · $418/mo
• Projected year-2 tax: $5,012 · $418/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $30,108
• − Mortgage interest: −$7,837
• − Property taxes: −$5,012
• − Insurance: −$700
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − Depreciation: −$4,070
• Taxable income: $7,673
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $7,429/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• 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

1 event — show timeline

• 2026-06-03 Listed $149,900 WNYREIS

Property tax history

+8.1%/yr

Latest (2025): $5,012 · +17.8% YoY. Source: county tax records.