58 Pinehurst Ave · Cheektowaga, NY 14225

$169,900

2 bd · 2.0 ba · 1,373 sqft · SingleFamily public records · 30 Days on market

Built 1910 6,534 sqft lot $124/sqft · 27% below area Est $233k · 27% 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 +8.3/30.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 58 Pinehurst. This house features a metal roof and a wide lot. The vacant Lot to the right of the house is included. On the first floor you'll find a good size Living room, Dining room, laundry and storage room, full bathroom and a kitchen with newer cabinets and counter tops. All floors, including 1st floor joists have been replaced. Upstairs is another full bathroom and 2 bedrooms. The one bedroom features a unique layout with a nice office space or sitting area. The seller will need time to find replacement housing.

Key facts

• Metal roof
• Vacant lot
• Newer cabinets

Tags

• METAL ROOF
• WIDE LOT
• VACANT LOT
• NEWER CABINETS
• COUNTER TOPS
• REPLACED FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (16.1% below list).
• Recommended offer: $143k (16.1% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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-Maryvale Union Free School District (urban): math 67% / reading 73% proficiency, ranked #154 of 590 in NY (top 26%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Maryvale Primary School (596 students, 43% FRL); Maryvale Middle School (math 42% / reading 74%, grade B, #182 of 729 statewide, top 25%, 478 students, 50% FRL); Maryvale High School (math 98% / reading 87%, grade A+, #158 of 1,100 statewide, top 15%, 615 students, 52% FRL).
• Market conditions: 209 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $123k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,544 (16.1% 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. 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. 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?
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 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: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 9.9

CMA / ARV

• ARV (median comp): $232,501
• List price: $169,900
• Delta: -26.93%
• 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
20 Mildred Dr	0.43mi	3/2.0 (+1)	1,420 (+3%)	7mo	$250,000	$176	63
27 Thruway Ct	0.33mi	3/1.0 (+1)	1,420 (+3%)	8mo	$240,000	$169	63
57 Donald Dr	0.48mi	3/1.5 (+1)	1,410 (+3%)	8mo	$305,000	$216	59
24 Fernwood Pl	0.34mi	2/1.0	1,208 (-12%)	2mo	$185,000	$153	59
90 Mildred Dr	0.39mi	3/2.5 (+1)	1,510 (+10%)	5mo	$225,000	$149	54
197 Evergreen Pl	0.45mi	3/1.5 (+1)	1,228 (-11%)	5mo	$241,000	$196	50
393 Beach Rd	0.64mi	3/1.0 (+1)	1,284 (-6%)	1mo	$248,000	$193	50
107 Vegola Ave	0.48mi	3/2.0 (+1)	1,550 (+13%)	4mo	$250,000	$161	48
116 Evergreen Pl	0.29mi	3/1.0 (+1)	1,572 (+14%)	7mo	$280,000	$178	47
99 Grand Blvd	0.56mi	3/2.0 (+1)	1,542 (+12%)	4mo	$200,000	$130	45
20 Colden Ct	0.74mi	3/1.5 (+1)	1,273 (-7%)	5mo	$179,000	$141	42
78 Grand Blvd	0.73mi	3/1.0 (+1)	1,540 (+12%)	2mo	$252,000	$164	35

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: -22.8%
• Equity multiple: 0.22×
• Total profit: $-37,306
• Equity at exit: $25,333

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-44,831
• Equity at exit: $14,690

Cash invested: $47,572 (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: 209
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$891
• Tax from tax record: −$320 /mo · $3,834/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-155

Break-even live

Break-even rent $1,622

Max offer price $142,544

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-107	+0% $-155	+5% $-203	+10% $-251
Rent	-10% $-267	-5% $-211	+0% $-155	+5% $-99	+10% $-42
Rate	-1.0pp $-69	-0.5pp $-112	base $-155	+0.5pp $-199	+1.0pp $-244

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Cherokee Dr Buffalo, NY	3.0	1.0	880	$1,800	$2.05	3d	1	0.32mi
20 Mildred Dr Rm 2 Cheektowaga, NY	1.0	1.0	1420	$1,400	$0.99	21d	1	0.42mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	3d	1	0.52mi
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	12d	1	0.53mi
2935 Genesee St Unit Up Buffalo, NY	1.0	1.0	1400	$1,400	$1.00	18d	1	0.53mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	45d	1	1.11mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	13d	1	1.38mi

Listing history 11 events

1. 2026-05-08
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Welcome to 58 Pinehurst. This house features a metal roof and a wide lot. The vacant Lot to the right of the house is included. On the first floor you'll find a good size Living room, Dining room, laundry and storage room, full bathroom and a kitchen with newer cabinets and counter tops. All floors, including 1st floor joists have been replaced. Upstairs is another full bathroom and 2 bedrooms. The one bedroom features a unique layout with a nice office space or sitting area. The seller will need time to find replacement housing.

2. 2026-04-16
   status Active 535-char remark

   Show marketing remark (535 chars)

   Welcome to 58 Pinehurst. This house features a metal roof and a wide lot. The vacant Lot to the right of the house is included. On the first floor you'll find a good size Living room, Dining room, laundry and storage room, full bathroom and a kitchen with newer cabinets and counter tops. All floors, including 1st floor joists have been replaced. Upstairs is another full bathroom and 2 bedrooms. The one bedroom features a unique layout with a nice office space or sitting area. The seller will need time to find replacement housing.

3. 2026-04-14
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Welcome to 58 Pinehurst. This house features a metal roof and a wide lot. The vacant Lot to the right of the house is included. On the first floor you'll find a good size Living room, Dining room, laundry and storage room, full bathroom and a kitchen with newer cabinets and counter tops. All floors, including 1st floor joists have been replaced. Upstairs is another full bathroom and 2 bedrooms. The one bedroom features a unique layout with a nice office space or sitting area. The seller will need time to find replacement housing.

4. 2026-04-06
   listed $169,900 Active 535-char remark

   Show marketing remark (535 chars)

   Welcome to 58 Pinehurst. This house features a metal roof and a wide lot. The vacant Lot to the right of the house is included. On the first floor you'll find a good size Living room, Dining room, laundry and storage room, full bathroom and a kitchen with newer cabinets and counter tops. All floors, including 1st floor joists have been replaced. Upstairs is another full bathroom and 2 bedrooms. The one bedroom features a unique layout with a nice office space or sitting area. The seller will need time to find replacement housing.

5. 2022-12-14
   soldstatus $123,200
6. 2022-11-28
   soldstatus $127,000 Closed Sale or Rented 551-char remark

   Show marketing remark (551 chars)

   This vinyl & aluminum sided cape sits on a double wide lot, boasts a metal roof, in the Maryvale School District, has 2 bedrooms and 2 full baths, 1 bath on each floor. The large kitchen has an eating area. Easily turn the dining room into a first floor bedroom or office. The L shaped living room offers numerous options to fit your needs. The large primary bedroom has a separate area that can remain a walk in closet, become a nursery or even become another bedroom. Don't miss the opportunity to grab a move in ready home at a bargain price!

7. 2022-09-24
   status Under Contract- Do Not Show 551-char remark

   Show marketing remark (551 chars)

   This vinyl & aluminum sided cape sits on a double wide lot, boasts a metal roof, in the Maryvale School District, has 2 bedrooms and 2 full baths, 1 bath on each floor. The large kitchen has an eating area. Easily turn the dining room into a first floor bedroom or office. The L shaped living room offers numerous options to fit your needs. The large primary bedroom has a separate area that can remain a walk in closet, become a nursery or even become another bedroom. Don't miss the opportunity to grab a move in ready home at a bargain price!

8. 2022-09-08
   listed $125,000 Active 551-char remark

   Show marketing remark (551 chars)

   This vinyl & aluminum sided cape sits on a double wide lot, boasts a metal roof, in the Maryvale School District, has 2 bedrooms and 2 full baths, 1 bath on each floor. The large kitchen has an eating area. Easily turn the dining room into a first floor bedroom or office. The L shaped living room offers numerous options to fit your needs. The large primary bedroom has a separate area that can remain a walk in closet, become a nursery or even become another bedroom. Don't miss the opportunity to grab a move in ready home at a bargain price!

9. 2020-06-03
   soldstatus $50,000
10. 2020-04-27
    historical
11. 2020-04-02
    listed $57,000 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: $3,834 · $320/mo
• Projected year-2 tax: $3,834 · $320/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 ≥94°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: $17,110
• − Mortgage interest: −$9,517
• − Property taxes: −$3,834
• − Insurance: −$850
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$4,943
• Taxable loss: −$4,771
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $-713/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-Maryvale Union Free School District
• NCES district ID: 3618600
• Math proficiency: 67% ▲ 11.00%
• Reading proficiency: 73% ▲ 23.00%
• Median HH income: $46,537
• Composite: 59.02/100
• National rank: #960
• State rank: #154 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

+198.1% since first listed

11 events — show timeline

• 2026-05-08 Pending — WNYREIS
• 2026-04-16 Relisted — WNYREIS
• 2026-04-14 Pending — WNYREIS
• 2026-04-06 Listed $169,900 WNYREIS
• 2022-12-14 Sold (Public Records) $123,200 Public Records
• 2022-11-28 Sold (MLS) $127,000 UNYREIS
• 2022-09-24 Pending — UNYREIS
• 2022-09-08 Listed $125,000 UNYREIS
• 2020-06-03 Sold (Public Records) $50,000 Public Records
• 2020-04-27 Listing Removed — WNYREIS
• 2020-04-02 Listed $57,000 WNYREIS

Property tax history

+4.6%/yr

Latest (2025): $3,834 · +0.9% YoY. Source: county tax records.