158 Crisfield Ave · Cheektowaga, NY 14206

$189,900

3 bd · 1.0 ba · 1,566 sqft · SingleFamily public records · 10 Days on market

Built 1910 3,920 sqft lot $121/sqft · 23% below area Est $248k · 23% 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
• Appreciation +9.0/10.0
• Cash flow +5.3/30.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This move-in ready, Cheektowaga cape cod style home is located conveniently near thruway access complete with vinyl siding, a covered front porch, and a fully fenced in backyard. Features include a full tear off architectural roof in 2013, hot water tank in 2016, and much of the electric, drywall, and baseboard heating units have been replaced and updated. This home also boasts a spacious living room and formal dining room with 2 bedrooms on the first floor, as well as a first floor laundry room and separate mud room, while the kitchen also has a pantry and comes with all appliances (except refrigerator). Upstairs contains an awesome bonus room with cathedral style ceiling and is currently used as an entertainment room, and also has a good size primary bedroom on the second floor. There will be NO public open house. Showings begin immediately with prior day notice and negotiations to begin on Friday 12/18/2020 at 6pm.

Key facts

• Ample counter space
• Formal dining room
• First floor laundry

Tags

• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• AMPLE COUNTER SPACE
• LARGE PANTRY
• LUXURY VINYL PLANK FLOORING
• FIRST FLOOR LAUNDRY

Property features AI

Finance

• Other: Rectangular residential lot (approximately 34 x 114); City street frontage

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story residence; Resale property; Facing details not provided
• Construction: Vinyl siding; Copper plumbing; Asphalt shingle roof; Crawl space foundation; Built existing (year details not specified)
• Exterior features: Blacktop driveway; Fully fenced yard; Open porch; Shed/storage structure

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Microwave; Refrigerator; Pantry; Solid surface counters
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas heating with baseboard units
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Combined living/dining area; Pantry; Solid surface counters; Natural woodwork; Bedroom on main level
• Laundry & utility: Washer and dryer (appliances negotiable); Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (39.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (26.2% below list).
• Recommended offer: $115k (39.3% below list) — sets the bar for cash-flow.

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-Sloan Union Free School District (urban): math 33% / reading 38% proficiency, ranked #555 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Theodore Roosevelt School (328 students, 47% FRL); John F Kennedy Middle School (math 17% / reading 42%, grade F, #550 of 729 statewide, top 77%, 279 students, 54% FRL); John F Kennedy Senior High School (math 82% / reading 24%, grade C-, #934 of 1,100 statewide, top 86%, 370 students, 49% FRL).
• Market conditions: 170 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (8.1% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago 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.
• Current owner paid $143k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,273 (39.3% 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 1910 — 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: 0.74% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.53%
• DSCR: 0.58
• GRM: 11.3

CMA / ARV

• ARV (median comp): $248,192
• List price: $189,900
• Delta: -23.49%
• 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
68 Aris Ave	0.21mi	3/1.0	1,392 (-11%)	6mo	$231,750	$166	66
27 Edmund St	0.55mi	3/1.0	1,680 (+7%)	1mo	$250,000	$149	62
76 Wabash Ave	0.44mi	4/1.0 (+1)	1,494 (-5%)	7mo	$200,000	$134	61
270 Parker St	0.11mi	3/2.0	1,340 (-14%)	7mo	$275,000	$205	61
368 Cayuga Creek Rd	0.61mi	3/2.5	1,572 (+0%)	9mo	$282,000	$179	58
23 Edmund St	0.55mi	3/1.5	1,679 (+7%)	4mo	$276,000	$164	57
218 Alaska St	0.34mi	3/1.0	1,332 (-15%)	3mo	$165,000	$124	57
231 N Pleasant Pkwy	0.73mi	4/1.0 (+1)	1,512 (-3%)	8mo	$155,000	$103	49
185 N Pleasant Pkwy	0.73mi	4/1.5 (+1)	1,601 (+2%)	8mo	$215,000	$134	49
98 Peoria Ave	0.47mi	3/2.0	1,335 (-15%)	8mo	$235,000	$176	43
291 N Willowlawn Pkwy	0.65mi	2/1.0 (-1)	1,776 (+13%)	2mo	$199,900	$113	41
253 N Meadowbrook Pkwy	0.61mi	4/1.0 (+1)	1,346 (-14%)	6mo	$250,000	$186	38

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.98×
• Total profit: $52,186
• Equity at exit: $145,027

10-year hold

• IRR: 13.3%
• Equity multiple: 4.23×
• Total profit: $171,741
• Equity at exit: $288,600

Cash invested: $53,172 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$454 /mo · $5,452/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-422

Break-even live

Break-even rent $1,936

Max offer price $115,273

Occupancy floor —

Sensitivity live

Price	-10% $-315	-5% $-369	+0% $-422	+5% $-476	+10% $-530
Rent	-10% $-533	-5% $-478	+0% $-422	+5% $-367	+10% $-312
Rate	-1.0pp $-327	-0.5pp $-374	base $-422	+0.5pp $-472	+1.0pp $-522

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1368 Harlem Rd Buffalo, NY	2.0	1.0	1776	$1,300	$0.73	25d	1	0.06mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	12d	1	0.98mi

Listing history 11 events

1. 2026-05-13
   listed $189,900 Active 1494-char remark
2. 2021-04-06
   soldstatus $143,000
3. 2021-04-05
   soldstatus $142,500 Closed Sale or Rented 931-char remark

   Show marketing remark (931 chars)

   This move-in ready, Cheektowaga cape cod style home is located conveniently near thruway access complete with vinyl siding, a covered front porch, and a fully fenced in backyard. Features include a full tear off architectural roof in 2013, hot water tank in 2016, and much of the electric, drywall, and baseboard heating units have been replaced and updated. This home also boasts a spacious living room and formal dining room with 2 bedrooms on the first floor, as well as a first floor laundry room and separate mud room, while the kitchen also has a pantry and comes with all appliances (except refrigerator). Upstairs contains an awesome bonus room with cathedral style ceiling and is currently used as an entertainment room, and also has a good size primary bedroom on the second floor. There will be NO public open house. Showings begin immediately with prior day notice and negotiations to begin on Friday 12/18/2020 at 6pm.

4. 2020-12-21
   status Under Contract- Do Not Show 931-char remark

   Show marketing remark (931 chars)

   This move-in ready, Cheektowaga cape cod style home is located conveniently near thruway access complete with vinyl siding, a covered front porch, and a fully fenced in backyard. Features include a full tear off architectural roof in 2013, hot water tank in 2016, and much of the electric, drywall, and baseboard heating units have been replaced and updated. This home also boasts a spacious living room and formal dining room with 2 bedrooms on the first floor, as well as a first floor laundry room and separate mud room, while the kitchen also has a pantry and comes with all appliances (except refrigerator). Upstairs contains an awesome bonus room with cathedral style ceiling and is currently used as an entertainment room, and also has a good size primary bedroom on the second floor. There will be NO public open house. Showings begin immediately with prior day notice and negotiations to begin on Friday 12/18/2020 at 6pm.

5. 2020-12-10
   listed $125,000 Active 931-char remark

   Show marketing remark (931 chars)

   This move-in ready, Cheektowaga cape cod style home is located conveniently near thruway access complete with vinyl siding, a covered front porch, and a fully fenced in backyard. Features include a full tear off architectural roof in 2013, hot water tank in 2016, and much of the electric, drywall, and baseboard heating units have been replaced and updated. This home also boasts a spacious living room and formal dining room with 2 bedrooms on the first floor, as well as a first floor laundry room and separate mud room, while the kitchen also has a pantry and comes with all appliances (except refrigerator). Upstairs contains an awesome bonus room with cathedral style ceiling and is currently used as an entertainment room, and also has a good size primary bedroom on the second floor. There will be NO public open house. Showings begin immediately with prior day notice and negotiations to begin on Friday 12/18/2020 at 6pm.

6. 2017-10-10
   soldstatus $89,000 Closed Sale or Rented

   Show marketing remark (552 chars)

   Located 1/4 mile to the entrance of the 90 and 190, this cute as a button Cape is not a drive by. Complete tear off roof 2013, renovated bathroom 2016, large eat in kitchen just name a few of this property's attributes. A spacious living area, and formal dining room is great for entertaining. 2 bedrooms downstairs, and one (possible 2) large bedrooms upstairs. A man cave is a possibility upstairs, which includes new carpeting. First floor laundry, hot water tank 2016, electric in tip-top shape. We'll see you all the way home to 158 Crisfield Ave!

7. 2017-09-29
   soldstatus $89,000
8. 2017-07-26
   status Under Contract- Do Not Show

   Show marketing remark (552 chars)

   Located 1/4 mile to the entrance of the 90 and 190, this cute as a button Cape is not a drive by. Complete tear off roof 2013, renovated bathroom 2016, large eat in kitchen just name a few of this property's attributes. A spacious living area, and formal dining room is great for entertaining. 2 bedrooms downstairs, and one (possible 2) large bedrooms upstairs. A man cave is a possibility upstairs, which includes new carpeting. First floor laundry, hot water tank 2016, electric in tip-top shape. We'll see you all the way home to 158 Crisfield Ave!

9. 2017-07-19
   listed $82,000 Active

   Show marketing remark (552 chars)

   Located 1/4 mile to the entrance of the 90 and 190, this cute as a button Cape is not a drive by. Complete tear off roof 2013, renovated bathroom 2016, large eat in kitchen just name a few of this property's attributes. A spacious living area, and formal dining room is great for entertaining. 2 bedrooms downstairs, and one (possible 2) large bedrooms upstairs. A man cave is a possibility upstairs, which includes new carpeting. First floor laundry, hot water tank 2016, electric in tip-top shape. We'll see you all the way home to 158 Crisfield Ave!

10. 2008-09-19
    soldstatus $62,800
11. 1998-05-18
    soldstatus $42,000

ⓘ 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: $5,452 · $454/mo
• Projected year-2 tax: $5,452 · $454/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 ≥92°F today · 16 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: $16,813
• − Mortgage interest: −$10,637
• − Property taxes: −$5,452
• − Insurance: −$950
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$5,524
• Taxable loss: −$8,440
• Est. tax savings @ 24.0%: +$2,026
• After-tax cash flow: $-3,044/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-Sloan Union Free School District
• NCES district ID: 3627000
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $45,810
• Composite: 30.35/100
• National rank: #6263
• State rank: #555 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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• 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

+352.1% since first listed

12 events — show timeline

• 2026-05-23 Pending — WNYREIS
• 2026-05-13 Listed $189,900 WNYREIS
• 2021-04-06 Sold (Public Records) $143,000 Public Records
• 2021-04-05 Sold (MLS) $142,500 WNYREIS
• 2020-12-21 Pending — WNYREIS
• 2020-12-10 Listed $125,000 WNYREIS
• 2017-10-10 Sold (MLS) $89,000 WNYREIS
• 2017-09-29 Sold (Public Records) $89,000 Public Records
• 2017-07-26 Pending — WNYREIS
• 2017-07-19 Listed $82,000 WNYREIS
• 2008-09-19 Sold (Public Records) $62,800 Public Records
• 1998-05-18 Sold (Public Records) $42,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $5,452 · +1.1% YoY. Source: county tax records.