3 Primrose Dr · Cheektowaga, NY 14225

$190,000

4 bd · 2.0 ba · 1,590 sqft · MultiFamily · 4 Days on market

Built 1943 Good condition 9,148 sqft lot $119/sqft · 10% below area Est $212k · 10% under

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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
• ARV discount +12.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to this well-maintained 3/1 duplex located on a quiet dead-end street, an excellent opportunity for both investors and owner-occupants. Currently has one side occupied and one side vacant , this property offers immediate income potential or the option to house hack. The spacious three bedroom unit features a large eat-in kitchen with vaulted ceilings, a generous family room with a sliding glass door leading to the back deck, three well-sized bedrooms, and a full basement. The second unit is a comfortable one-bedroom apartment offering an eat-in kitchen, a sizable living area, and the convenience of in-unit laundry, with kitchen appliances included. Each unit has its own private park

Key facts

• In-unit laundry
• Full basement
• Sliding glass door

Tags

• EAT-IN KITCHEN
• VAULTED CEILINGS
• SLIDING GLASS DOOR
• BACK DECK
• FULL BASEMENT
• IN-UNIT LAUNDRY

Property features AI

Finance

• Other: Two-unit property with separate gas and electric meters for each unit; Operating expense details: see remarks
• Financial info: Owner pays grounds care, trash collection, water, and other items (see remarks); Rent may include gardener, trash collection, water, and other items (see remarks)

Exterior

• Parking: Concrete parking; Two or more parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Vinyl siding; Existing (resale) condition
• Construction: Vinyl siding construction
• Exterior features: Irregular residential lot; Near public transit; City street frontage; Lot dimensions approximately 100 x 91

Interior

• Flooring: Carpet; Luxury vinyl; Varies by area
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Carpet and luxury vinyl flooring; varies by room; Crawl space and partial basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×1bd/1ba units multifamily listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive. Per door: $363/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 10.9% 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-.
• 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; 4 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).
• At $2,580/mo this rent would consume 46% of the median local household income ($67k/yr) (locally 991% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.36% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $211,820
• List price: $190,000
• Delta: -10.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Mapleview Rd	0.58mi	4/2.0	1,595 (+0%)	6mo	$260,000	$163	68
3 Pendlewood Dr	0.44mi	3/2.0 (-1)	1,600 (+1%)	11mo	$222,000	$139	64

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $15,436
• Equity at exit: $28,330

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $73,071
• Equity at exit: $16,428

Cash invested: $53,200 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,580 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $725

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,371
1× unit	1	1	$1,210
Total (2 units)			$2,580

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	1d	1	0.40mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	1d	1	0.95mi
758 S Huth Rd Buffalo, NY	5.0	2.0	2235	$2,800	$1.25	43d	1	1.25mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	11d	1	1.44mi

Listing history 8 events

1. 2026-06-10
   status $190,000 Pending 4 DOM
2. 2026-06-09
   days on market $190,000 Active 4 DOM
3. 2026-06-08
   days on market $190,000 Active 3 DOM
4. 2026-06-07
   statusdays on marketlisting id $190,000 Active 2 DOM
5. 2026-05-12
   historical
6. 2026-04-06
   status Active
7. 2026-03-29
   status Pending
8. 2026-03-20
   listed $190,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $30,960
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − Depreciation: −$5,527
• Taxable income: $6,036
• Est. tax owed @ 24.0%: −$1,449
• After-tax cash flow: $7,253/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 3/1 duplex is in good condition with minor repairs needed. Upgrading the kitchen backsplash and bathroom fixtures can significantly enhance its resale value.

Repairs flagged

• Minor Kitchen backsplash — The brick backsplash could be replaced with a more modern material for a fresh look.
• Minor Bathroom fixtures — Updating the fixtures in the bathrooms could improve the aesthetic appeal.

Value-add opportunities

• Resale Updating the kitchen backsplash — A modern backsplash can significantly enhance the kitchen's appeal and value.
• Resale Updating bathroom fixtures — Modern fixtures can improve the bathroom's appearance and functionality.
• Rental Landscaping the front yard — A well-maintained front yard can attract more tenants and improve curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen backsplash · The brick backsplash could be replaced with a more modern material for a fresh look.	Minor	$500–3,000
Bathroom fixtures · Updating the fixtures in the bathrooms could improve the aesthetic appeal.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Updating the kitchen backsplash — A modern backsplash can significantly enhance the kitchen's appeal and value. ↑
• Resale Updating bathroom fixtures — Modern fixtures can improve the bathroom's appearance and functionality. ↑
• Rental Landscaping the front yard — A well-maintained front yard can attract more tenants and improve curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

6 events — show timeline

• 2026-06-10 Pending — WNYREIS
• 2026-06-05 Listed $190,000 WNYREIS
• 2026-05-12 Listing Removed — WNYREIS
• 2026-04-06 Relisted — WNYREIS
• 2026-03-29 Pending — WNYREIS
• 2026-03-20 Listed $190,000 WNYREIS