570 Roycroft Blvd · Cheektowaga, NY 14225

$234,900

3 bd · 1.5 ba · 1,264 sqft · SingleFamily public records · 7 Days on market

Built 1949 7,841 sqft lot $186/sqft · 23% below area Est $306k · 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
• Cash flow +8.3/30.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A lovely tree lined street sets the scene for this two story 3 bedroom home with hardwood floors. The great backyard is fenced and has lots of shrubs to keep it private. Home has entrance foyer and formal dining that is open to the living room. Attached garage is heated plus has screen door so you can use as additional living space in the summer. STAR savings $763.99

Key facts

• Separate dining room
• Updated full bath
• Eat in kitchen

Tags

• EAT IN KITCHEN
• SEPARATE DINING ROOM
• BRIGHT LIVING ROOM
• WALK IN CLOSET
• UPDATED FULL BATH
• LARGE BACK YARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Existing property condition
• Construction: Brick construction; Asphalt roof; Poured foundation; Built as existing (year built details: existing)
• Exterior features: Awning(s); Concrete driveway; Rectangular residential lot; 50 x 154 lot dimensions; City street frontage

Interior

• Kitchen: Built-in range; Built-in oven; Electric cooktop
• Bedrooms: Total of 6 rooms including living areas and laundry
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate formal living room; Full basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (15.6% below list).
• Recommended offer: $197k (16.3% 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-.
• 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.
• Zoned schools: Cleveland Hill Elementary School (math 27% / reading 43%, grade F, #1,569 of 2,108 statewide, top 75%, 646 students, 63% FRL); Cleveland Hill Middle School (math 37% / reading 52%, grade D, #348 of 729 statewide, top 50%, 298 students, 64% FRL); Cleveland Hill High School (math 87% / reading 75%, grade A, #485 of 1,100 statewide, top 45%, 385 students, 56% FRL) — zoned schools average 61% FRL vs 43% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 209 active listings in the ZIP; 12 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).
• This rent runs 35% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $72k; list at $235k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,709 (16.3% 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 1949 — 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: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 9.9

CMA / ARV

• ARV (median comp): $305,930
• List price: $234,900
• Delta: -23.22%
• 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
99 Briarcliff Rd	0.08mi	3/1.5	1,275 (+1%)	3mo	$170,000	$133	92
605 Roycroft Blvd	0.07mi	3/1.0	1,300 (+3%)	4mo	$235,000	$181	87
695 Mount Vernon Rd	0.40mi	3/1.5	1,220 (-4%)	1mo	$250,000	$205	75
505 Lamarck Dr	0.21mi	3/1.0	1,165 (-8%)	2mo	$257,505	$221	74
266 Merrymont Rd	0.19mi	4/1.0 (+1)	1,398 (+11%)	1mo	$250,000	$179	66
1752 Kensington Ave	0.67mi	3/2.0	1,308 (+4%)	1mo	$250,000	$191	60
149 S Huxley Dr	0.43mi	2/2.0 (-1)	1,140 (-10%)	1mo	$241,500	$212	55
1818 Kensington Ave	0.56mi	3/1.5	1,434 (+13%)	2mo	$271,000	$189	50
38 Bennington Rd	0.73mi	3/2.0	1,355 (+7%)	3mo	$347,500	$256	49
94 Danbury Dr	0.75mi	3/1.0	1,170 (-7%)	4mo	$230,000	$197	48
75 Seton Rd	0.73mi	3/1.0	1,134 (-10%)	1mo	$240,000	$212	46
105 Mafalda Dr	0.51mi	4/1.0 (+1)	1,080 (-15%)	3mo	$177,500	$164	42

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-51,705
• Equity at exit: $35,024

10-year hold

• IRR: -17.1%
• Equity multiple: 0.05×
• Total profit: $-62,234
• Equity at exit: $20,310

Cash invested: $65,772 (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: 209
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$453 /mo · $5,438/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-216

Break-even live

Break-even rent $2,257

Max offer price $196,709

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-150	+0% $-216	+5% $-283	+10% $-349
Rent	-10% $-373	-5% $-295	+0% $-216	+5% $-138	+10% $-60
Rate	-1.0pp $-98	-0.5pp $-156	base $-216	+0.5pp $-277	+1.0pp $-339

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	3d	1	0.38mi
455-495 Wehrle Dr Cheektowaga, NY	2.0	1.0	1012	$1,450	$1.43	3d	1	0.63mi
1035 Beach Rd Buffalo, NY	2.0	1.0	900	$1,300	$1.44	45d	1	1.07mi
22 Matthew Ln Unit Left Cheektowaga, NY	2.0	1.0	1200	$1,100	$0.92	45d	1	1.08mi
32 Bernhardt Dr #10 Buffalo, NY	2.0	1.5	1634	$2,200	$1.35	45d	1	1.10mi
142 Ellen Dr Buffalo, NY	2.0	1.0	1612	$1,800	$1.12	45d	1	1.18mi
202 S Union Rd Unit 8 Amherst, NY	2.0	1.0	1200	$1,500	$1.25	25d	1	1.42mi
202 S Union Rd Unit 8 Amherst, NY	2.0	1.0	1200	$1,500	$1.25	4d	1	1.42mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	3d	1	1.43mi
61 Park Club Ln Unit C Buffalo, NY	2.0	1.0	1000	$1,900	$1.90	4d	1	1.44mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	12d	1	1.47mi
1328 Cleveland Dr Buffalo, NY	3.0	1.0	1020	$2,200	$2.16	3d	1	1.47mi

Listing history 4 events

1. 2026-05-15
   listed $234,900 Active 734-char remark
2. 2010-04-06
   soldstatus $72,000 369-char remark

   Show marketing remark (369 chars)

   A lovely tree lined street sets the scene for this two story 3 bedroom home with hardwood floors. The great backyard is fenced and has lots of shrubs to keep it private. Home has entrance foyer and formal dining that is open to the living room. Attached garage is heated plus has screen door so you can use as additional living space in the summer. STAR savings $763.99

3. 2010-04-06
   soldstatus $72,000

   Show marketing remark (369 chars)

   A lovely tree lined street sets the scene for this two story 3 bedroom home with hardwood floors. The great backyard is fenced and has lots of shrubs to keep it private. Home has entrance foyer and formal dining that is open to the living room. Attached garage is heated plus has screen door so you can use as additional living space in the summer. STAR savings $763.99

4. 2009-09-24
   listed $79,900 369-char remark

   Show marketing remark (369 chars)

   A lovely tree lined street sets the scene for this two story 3 bedroom home with hardwood floors. The great backyard is fenced and has lots of shrubs to keep it private. Home has entrance foyer and formal dining that is open to the living room. Attached garage is heated plus has screen door so you can use as additional living space in the summer. STAR savings $763.99

ⓘ 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: $5,438 · $453/mo
• Projected year-2 tax: $5,438 · $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 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: $23,798
• − Mortgage interest: −$13,158
• − Property taxes: −$5,438
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$6,833
• Taxable loss: −$6,614
• Est. tax savings @ 24.0%: +$1,587
• After-tax cash flow: $-1,007/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

+194.0% since first listed

5 events — show timeline

• 2026-05-22 Pending — WNYREIS
• 2026-05-15 Listed $234,900 WNYREIS
• 2010-04-06 Sold (Public Records) $72,000 Public Records
• 2010-04-06 Sold (MLS) $72,000 WNYREIS
• 2009-09-24 Listed $79,900 WNYREIS

Property tax history

+9.0%/yr

Latest (2025): $5,438 · +2.1% YoY. Source: county tax records.