208 Bennington Rd · Cheektowaga, NY 14226

$214,900

3 bd · 2.0 ba · 1,299 sqft · SingleFamily public records · 5 Days on market

Built 1948 7,700 sqft lot Est $271k · 21% 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 +7.8/30.0
• Schools +5.3/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 208 Bennington; a charming storybook ranch tucked in a beautiful neighborhood within Smallwood Schools! This three bedroom, two full bath home features a functional floor plan poised to live and entertain with ease. As you enter from the front steps, a foyer with built-in bench leads you to the light filled living room with LVP flooring and bay window overlooking the front yard. To the left, a galley kitchen with breakfast bar, white cabinetry, granite countertops and energy efficient appliances. First bedroom functions as a convertible bedroom/living space with movable bookcase. Full bath aside it with large tub, ceramic tile and medicine cabinet. Two additional spacious bedroom

Key facts

• Galley kitchen
• Full bath
• Granite countertops

Tags

• LIGHT FILLED LIVING ROOM
• GALLEY KITCHEN
• BREAKFAST BAR
• GRANITE COUNTERTOPS
• ENERGY EFFICIENT APPLIANCES
• FULL BATH

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Vinyl siding; Existing/resale property
• Construction: Poured foundation
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Shed(s) / storage

Interior

• Kitchen: Eat-in kitchen; Walk-in pantry; Appliances negotiable
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Varies; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Sliding doors; Breakfast bar; Ceiling fan(s); Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Sliding glass doors; Walk-in pantry; Bedroom on main level
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (15.7% below list).
• Recommended offer: $172k (19.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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-.
• Amherst Central School District (suburban): math 53% / reading 68% proficiency, ranked #209 of 590 in NY (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Smallwood Drive School (math 53% / reading 68%, grade B-, #741 of 2,108 statewide, top 35%, 659 students, 19% FRL); Amherst Middle School (math 36% / reading 69%, grade C+, #235 of 729 statewide, top 33%, 623 students, 34% FRL); Amherst Central High School (math 100% / reading 82%, grade A+, #226 of 1,100 statewide, top 21%, 870 students, 38% FRL).
• Market conditions: Rents rising fast (+9.0%/yr); 144 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $81k; list at $215k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,142 (19.9% 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. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.79
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $271,491
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Bennington Rd	0.30mi	3/2.0	1,355 (+4%)	3mo	$347,500	$256	76
108 Brauncroft Ln	0.10mi	3/2.0	1,476 (+14%)	4mo	$355,000	$241	69
605 Roycroft Blvd	0.52mi	3/1.0	1,300 (+0%)	4mo	$235,000	$181	68
99 Briarcliff Rd	0.54mi	3/1.5	1,275 (-2%)	3mo	$170,000	$133	68
505 Lamarck Dr	0.33mi	3/1.0	1,165 (-10%)	2mo	$257,505	$221	62
14 Binner Rd	0.61mi	3/1.5	1,364 (+5%)	2mo	$314,800	$231	60
204 Ridgewood Dr	0.31mi	3/2.0	1,492 (+15%)	3mo	$312,000	$209	59
266 Merrymont Rd	0.60mi	4/1.0 (+1)	1,398 (+8%)	1mo	$250,000	$179	50
82 Ontario Dr	0.66mi	3/1.0	1,167 (-10%)	5mo	$170,000	$146	44
149 S Huxley Dr	0.69mi	2/2.0 (-1)	1,140 (-12%)	1mo	$241,500	$212	41
150 Oehman Blvd	0.67mi	4/2.0 (+1)	1,448 (+12%)	5mo	$160,000	$110	40
652 Wehrle Dr	0.60mi	2/1.0 (-1)	1,136 (-12%)	5mo	$176,500	$155	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.33×
• Total profit: $-40,526
• Equity at exit: $32,042

10-year hold

• IRR: -2.2%
• Equity multiple: 0.82×
• Total profit: $-11,004
• Equity at exit: $18,581

Cash invested: $60,172 (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 14226

• Rents YoY: 9.0%
• Active inventory: 144
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$456 /mo · $5,473/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-242

Break-even live

Break-even rent $2,117

Max offer price $172,142

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-181	+0% $-242	+5% $-303	+10% $-364
Rent	-10% $-385	-5% $-314	+0% $-242	+5% $-171	+10% $-99
Rate	-1.0pp $-134	-0.5pp $-187	base $-242	+0.5pp $-298	+1.0pp $-354

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455-495 Wehrle Dr Cheektowaga, NY	2.0	1.0	1012	$1,450	$1.43	3d	1	0.24mi
1035 Beach Rd Buffalo, NY	2.0	1.0	900	$1,300	$1.44	45d	1	0.71mi
22 Matthew Ln Unit Left Cheektowaga, NY	2.0	1.0	1200	$1,100	$0.92	45d	1	0.75mi
142 Ellen Dr Buffalo, NY	2.0	1.0	1612	$1,800	$1.12	45d	1	0.81mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	3d	1	0.83mi
32 Bernhardt Dr #10 Buffalo, NY	2.0	1.5	1634	$2,200	$1.35	45d	1	0.94mi
202 S Union Rd Unit 8 Amherst, NY	2.0	1.0	1200	$1,500	$1.25	5d	1	0.98mi
202 S Union Rd Unit 8 Amherst, NY	2.0	1.0	1200	$1,500	$1.25	25d	1	0.98mi
61 Park Club Ln Unit C Buffalo, NY	2.0	1.0	1000	$1,900	$1.90	5d	1	1.00mi
1328 Cleveland Dr Buffalo, NY	3.0	1.0	1020	$2,200	$2.16	3d	1	1.19mi
307 S Cayuga Rd Buffalo, NY	2.0	1.0	1008	$1,500	$1.49	45d	1	1.41mi

Listing history 4 events

1. 2026-06-21
   days on market $214,900 Active 5 DOM
2. 2026-06-18
   days on market $214,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $214,900 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: $5,473 · $456/mo
• Projected year-2 tax: $5,473 · $456/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 2/10 Low 7 d/yr ≥92°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: $21,730
• − Mortgage interest: −$12,038
• − Property taxes: −$5,473
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$6,252
• Taxable loss: −$6,584
• Est. tax savings @ 24.0%: +$1,580
• After-tax cash flow: $-1,324/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: Amherst Central School District
• NCES district ID: 3602920
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $68,551
• Composite: 53.21/100
• National rank: #1502
• State rank: #209 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

• County: Erie County · 714,559 people
• City population: 55,470
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,159
• Household income: $84,325
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 856.0

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 10% Asian 7% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 13% · Canada, China, India
• Languages at home: 87% English-only · Other Indo-European 4% 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: ▼ -270.71%
• Current HPI: 331.1929
• Rent YoY: ▲ 9.01%
• 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

+198.1% since first listed

3 events — show timeline

• 2026-06-17 Listed $214,900 WNYREIS
• 2006-06-01 Sold (Public Records) $81,000 Public Records
• 1996-04-16 Sold (Public Records) $72,100 Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,473 · +7.4% YoY. Source: county tax records.