428 Beach Rd · Cheektowaga, NY 14225

$224,900

4 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 17 Days on market

Built 1955 0.34 ac lot $166/sqft · 12% below area Est $256k · 12% under

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Why this score? — see what drove the C- 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 +15.2/30.0
• ARV discount +12.9/15.0
• Schools +5.9/10.0
• 1% rule +5.2/10.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this fully updated 4-bedroom, 1-bath home that lives like new, offering modern comfort and exceptional efficiency throughout. Enjoy a stunning brand-new kitchen and bathroom, both featuring gorgeous tile work and fresh, contemporary finishes. Major upgrades include a new roof, updated electric and plumbing, new windows, insulation, and drywall, providing peace of mind and energy savings for years to come. A brand-new front deck adds inviting curb appeal, making this home truly move-in ready. With the style, comfort, and performance of a new build, this is a rare find.

Key facts

• Updated electric
• Brand-new kitchen
• Brand-new bathroom

Tags

• BRAND-NEW KITCHEN
• BRAND-NEW BATHROOM
• NEW ROOF
• UPDATED ELECTRIC
• UPDATED PLUMBING
• NEW FRONT DECK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $77 ($925/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Market conditions: 207 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 41% 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

• It's been on market 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; list at $225k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,526 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (median comp): $255,676
• List price: $224,900
• Delta: -10.86%
• 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
393 Beach Rd	0.03mi	3/1.0 (-1)	1,284 (-5%)	1mo	$248,000	$193	84
4273 Union Rd	0.46mi	4/1.5	1,302 (-4%)	0mo	$245,000	$188	70
1005 Maryvale Dr	0.57mi	4/1.0	1,369 (+1%)	4mo	$182,500	$133	68
44 Pinevale Ct	0.32mi	3/2.0 (-1)	1,472 (+9%)	0mo	$309,000	$210	61
51 Federal Ave	0.58mi	3/1.5 (-1)	1,315 (-3%)	2mo	$225,000	$171	59
77 Balbach Dr	0.44mi	3/2.0 (-1)	1,290 (-5%)	4mo	$250,000	$194	59
27 N Park Ave	0.70mi	4/1.5	1,400 (+4%)	1mo	$255,000	$182	58
76 Chardon Dr	0.55mi	4/1.0	1,500 (+11%)	3mo	$256,000	$171	54
788 Beach Rd	0.71mi	3/1.0 (-1)	1,284 (-5%)	1mo	$285,000	$222	53
107 Vegola Ave	0.25mi	3/2.0 (-1)	1,550 (+15%)	4mo	$250,000	$161	52
250 Danbury Dr	0.66mi	4/2.5	1,525 (+13%)	1mo	$244,900	$161	41
15 Pleasant St	0.73mi	3/2.0 (-1)	1,215 (-10%)	2mo	$274,000	$226	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-31,388
• Equity at exit: $33,533

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-20,414
• Equity at exit: $19,445

Cash invested: $62,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,298 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$465 /mo · $5,579/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $77

Break-even live

Break-even rent $2,200

Max offer price $224,900

Occupancy floor 92%

Sensitivity live

Price	-10% $204	-5% $141	+0% $77	+5% $13	+10% $-50
Rent	-10% $-104	-5% $-14	+0% $77	+5% $168	+10% $259
Rate	-1.0pp $190	-0.5pp $134	base $77	+0.5pp $19	+1.0pp $-41

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Cherokee Dr Buffalo, NY	3.0	1.0	880	$1,800	$2.05	2d	1	0.74mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	2d	1	0.78mi
1328 Cleveland Dr Buffalo, NY	3.0	1.0	1020	$2,200	$2.16	2d	1	1.05mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	2d	1	1.40mi

Listing history 26 events

1. 2026-06-19
   price $224,900 Active 17 DOM
2. 2026-06-18
   days on market $227,900 Active 17 DOM
3. 2026-06-17
   days on market $227,900 Active 16 DOM
4. 2026-06-16
   days on market $227,900 Active 15 DOM
5. 2026-06-15
   days on market $227,900 Active 14 DOM
6. 2026-06-13
   days on market $227,900 Active 12 DOM
7. 2026-06-10
   days on market $227,900 Active 9 DOM
8. 2026-06-09
   days on market $227,900 Active 8 DOM
9. 2026-06-08
   days on market $227,900 Active 7 DOM
10. 2026-06-07
    days on market $227,900 Active 6 DOM
11. 2026-06-03
    days on market $227,900 Active 2 DOM
12. 2026-06-02
    remarks 626-char remark
13. 2026-06-02
    days on marketlisting id $227,900 Active 1 DOM
14. 2026-06-01
    days on market $227,900 Active 95 DOM
15. 2026-05-31
    days on market $227,900 Active 94 DOM
16. 2026-05-05
    price $227,900 584-char remark

    Show marketing remark (584 chars)

    Step into this fully updated 4-bedroom, 1-bath home that lives like new, offering modern comfort and exceptional efficiency throughout. Enjoy a stunning brand-new kitchen and bathroom, both featuring gorgeous tile work and fresh, contemporary finishes. Major upgrades include a new roof, updated electric and plumbing, new windows, insulation, and drywall, providing peace of mind and energy savings for years to come. A brand-new front deck adds inviting curb appeal, making this home truly move-in ready. With the style, comfort, and performance of a new build, this is a rare find.

17. 2026-04-15
    price $229,900 584-char remark

    Show marketing remark (584 chars)

    Step into this fully updated 4-bedroom, 1-bath home that lives like new, offering modern comfort and exceptional efficiency throughout. Enjoy a stunning brand-new kitchen and bathroom, both featuring gorgeous tile work and fresh, contemporary finishes. Major upgrades include a new roof, updated electric and plumbing, new windows, insulation, and drywall, providing peace of mind and energy savings for years to come. A brand-new front deck adds inviting curb appeal, making this home truly move-in ready. With the style, comfort, and performance of a new build, this is a rare find.

18. 2026-03-19
    price $236,900 584-char remark

    Show marketing remark (584 chars)

    Step into this fully updated 4-bedroom, 1-bath home that lives like new, offering modern comfort and exceptional efficiency throughout. Enjoy a stunning brand-new kitchen and bathroom, both featuring gorgeous tile work and fresh, contemporary finishes. Major upgrades include a new roof, updated electric and plumbing, new windows, insulation, and drywall, providing peace of mind and energy savings for years to come. A brand-new front deck adds inviting curb appeal, making this home truly move-in ready. With the style, comfort, and performance of a new build, this is a rare find.

19. 2026-02-26
    listed $239,900 Active 584-char remark

    Show marketing remark (584 chars)

    Step into this fully updated 4-bedroom, 1-bath home that lives like new, offering modern comfort and exceptional efficiency throughout. Enjoy a stunning brand-new kitchen and bathroom, both featuring gorgeous tile work and fresh, contemporary finishes. Major upgrades include a new roof, updated electric and plumbing, new windows, insulation, and drywall, providing peace of mind and energy savings for years to come. A brand-new front deck adds inviting curb appeal, making this home truly move-in ready. With the style, comfort, and performance of a new build, this is a rare find.

20. 2026-01-05
    price $239,900
21. 2025-11-25
    listed $244,900 Active
22. 2025-08-12
    soldstatus $111,000
23. 2025-08-07
    soldstatus $111,000 Closed
24. 2025-06-10
    status Pending
25. 2025-05-23
    listed $119,000 Active
26. 2006-11-15
    soldstatus $69,000

ⓘ 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: $5,579 · $465/mo
• Projected year-2 tax: $5,579 · $465/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $27,570
• − Mortgage interest: −$12,598
• − Property taxes: −$5,579
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$6,543
• Taxable loss: −$2,684
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $1,569/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

+230.3% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $227,900 WNYREIS
• 2026-04-15 Price Changed $229,900 WNYREIS
• 2026-03-19 Price Changed $236,900 WNYREIS
• 2026-02-26 Listed $239,900 WNYREIS
• 2026-01-05 Price Changed $239,900 WNYREIS
• 2025-11-25 Listed $244,900 WNYREIS
• 2025-08-12 Sold (Public Records) $111,000 Public Records
• 2025-08-07 Sold (MLS) $111,000 WNYREIS
• 2025-06-10 Pending — WNYREIS
• 2025-05-23 Listed $119,000 WNYREIS
• 2006-11-15 Sold (Public Records) $69,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $5,579 · +0.8% YoY. Source: county tax records.