55 Awood Pl · Cheektowaga, NY 14225

$184,900

3 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 43 Days on market

Built 1947 8,276 sqft lot $167/sqft · 25% below area Est $248k · 25% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful 4-bedroom, 1.5-bath Cape featuring a new wood-mode kitchen, freshly painted throughout, new wall to wall carpet, new entry doors, new light fixtures and new flooring. On a quiet dead end street. There are 2 bedrooms and a full bath on the 1st floor so it can live like a ranch. There is a double-wide lot, full basement and a 1.5 car garage. Some pictures have been virtually staged. Check out the great floor plan. See this charmer and fall in love.

Key facts

• Double-wide lot
• New flooring
• Full basement

Tags

• NEW WOOD-MODE KITCHEN
• NEW ENTRY DOORS
• NEW LIGHT FIXTURES
• NEW FLOORING
• DOUBLE-WIDE LOT
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Single-story (1 total story); Existing construction
• Construction: Block foundation; Block and concrete construction; Asphalt roof
• Exterior features: Blacktop driveway; Near public transit; Rectangular, wooded residential lot; City street frontage; Lot dimensions approximately 70 x 120

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Main level bedrooms: 2; First-floor bedroom (Primary and additional bedrooms); Second-floor bedrooms: 2
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main level bathroom
• Heating & cooling: Gas heating; Baseboard heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Main level primary; Full, partially finished basement with sump pump; One fireplace
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (12.1% below list).
• Recommended offer: $147k (20.6% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.8% in Cheektowaga — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-.
• Cleveland Hill Union Free School District (urban): math 42% / reading 46% proficiency, ranked #468 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 207 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,903 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 9.5

CMA / ARV

• ARV (median comp): $248,022
• List price: $184,900
• Delta: -25.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Mildred Dr	0.25mi	3/1.0	1,148 (+4%)	6mo	$165,000	$144	73
61 Andres Pl	0.26mi	3/1.0	1,156 (+4%)	6mo	$255,000	$221	71
148 Westland Pkwy	0.36mi	4/1.0 (+1)	1,092 (-1%)	5mo	$201,000	$184	68
10 W Melcourt Dr	0.50mi	4/2.0 (+1)	1,134 (+2%)	5mo	$217,000	$191	64
24 Fernwood Pl	0.25mi	2/1.0 (-1)	1,208 (+9%)	2mo	$185,000	$153	63
118 Midland Dr	0.42mi	3/1.0	1,232 (+11%)	1mo	$260,000	$211	57
120 Beale Ave	0.64mi	3/1.0	1,046 (-6%)	2mo	$245,000	$234	55
10 Woodbine Pl	0.62mi	2/1.0 (-1)	1,066 (-4%)	1mo	$175,000	$164	55
75 Eastland Pkwy	0.61mi	2/1.0 (-1)	1,053 (-5%)	6mo	$182,900	$174	50
94 Danbury Dr	0.73mi	3/1.0	1,170 (+6%)	4mo	$230,000	$197	49
115 Southern Pkwy	0.75mi	2/1.0 (-1)	1,195 (+8%)	4mo	$215,000	$180	40
155 Seton Rd	0.72mi	3/1.5	952 (-14%)	5mo	$250,000	$263	37

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: -24.6%
• Equity multiple: 0.16×
• Total profit: $-43,500
• Equity at exit: $27,569

10-year hold

• IRR: -20.0%
• Equity multiple: -0.06×
• Total profit: $-54,867
• Equity at exit: $15,987

Cash invested: $51,772 (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: 207
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$970
• Tax from tax record: −$453 /mo · $5,431/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-215

Break-even live

Break-even rent $1,898

Max offer price $146,903

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-163	+0% $-215	+5% $-267	+10% $-320
Rent	-10% $-344	-5% $-279	+0% $-215	+5% $-151	+10% $-87
Rate	-1.0pp $-122	-0.5pp $-168	base $-215	+0.5pp $-263	+1.0pp $-312

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	11d	1	0.16mi
291 Fonda Dr Buffalo, NY	2.0	1.0	850	$1,400	$1.65	44d	1	0.66mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	44d	1	0.75mi
419 Cherokee Dr Buffalo, NY	3.0	1.0	880	$1,800	$2.05	2d	1	0.87mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	3d	1	0.99mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	17d	1	1.12mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	1.18mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	2d	1	1.30mi
1175 George Urban Blvd Buffalo, NY	1.0–2.0	1.0	725	$1,365	$1.88	44d	1	1.38mi

Listing history 17 events

1. 2026-06-18
   days on market $184,900 Active 43 DOM
2. 2026-06-17
   days on market $184,900 Active 42 DOM
3. 2026-06-16
   days on market $184,900 Active 41 DOM
4. 2026-06-15
   days on market $184,900 Active 40 DOM
5. 2026-06-13
   days on market $184,900 Active 38 DOM
6. 2026-06-13
   days on market $184,900 Active 37 DOM
7. 2026-06-10
   days on market $184,900 Active 35 DOM
8. 2026-06-09
   days on market $184,900 Active 34 DOM
9. 2026-06-08
   days on market $184,900 Active 33 DOM
10. 2026-06-07
    days on market $184,900 Active 32 DOM
11. 2026-06-05
    days on market $184,900 Active 29 DOM
12. 2026-06-03
    days on market $184,900 Active 28 DOM
13. 2026-06-02
    days on market $184,900 Active 27 DOM
14. 2026-06-01
    days on market $184,900 Active 26 DOM
15. 2026-05-31
    days on market $184,900 Active 25 DOM
16. 2026-05-06
    listed $184,900 Active 461-char remark
17. 2025-06-03
    listed $150,000 Active

ⓘ 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: $5,431 · $453/mo
• Projected year-2 tax: $5,431 · $453/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 6/10 Major FEMA zone X (unshaded) · 67% 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: $19,507
• − Mortgage interest: −$10,357
• − Property taxes: −$5,431
• − Insurance: −$924
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$5,379
• Taxable loss: −$5,706
• Est. tax savings @ 24.0%: +$1,370
• After-tax cash flow: $-1,212/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: Cleveland Hill Union Free School District
• NCES district ID: 3607680
• Math proficiency: 42% ▼ -15.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $50,785
• Composite: 37.87/100
• National rank: #4323
• State rank: #468 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

+23.3% since first listed

2 events — show timeline

• 2026-05-06 Listed $184,900 WNYREIS
• 2025-06-03 Listed $150,000 WNYREIS

Property tax history

+4.1%/yr

Latest (2025): $5,431 · +2.0% YoY. Source: county tax records.