126 Straley Ave · Cheektowaga, NY 14211

$230,000

4 bd · 2.0 ba · 2,160 sqft · MultiFamily public records · 8 Days on market

Built 1952 7,841 sqft lot Est $216k · 6% over

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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 +17.9/30.0
• 1% rule +6.8/10.0
• Appreciation +6.0/10.0
• DSCR +5.6/10.0
• ARV discount +4.6/15.0
• Livability +4.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Welcome to 126 Straley Avenue, a charming all-brick duplex in the heart of Cheektowaga. This well maintained two-family home offers 2100 sq ft of living space on a generous lot, making it an excellent opportunity for both investors and owner-occupants. Conveniently located near shopping, restaurants and schools. Back fence opens to community playground and town park. Offers are due Sunday 6/14 at 2pm.

Key facts

• Town park
• All brick duplex
• Community playground

Tags

• ALL BRICK DUPLEX
• TWO FAMILY HOME
• COMMUNITY PLAYGROUND
• TOWN PARK

Property features AI

Finance

• Other: Near public transit; Rectangular lot (60 x 130)
• Financial info: Operating expenses include water/sewer; Owner pays water (rent includes water)

Exterior

• Parking: Two-car garage; Concrete parking with two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Attic/Crawl hatchway(s) insulated; Brick construction
• Construction: Brick exterior; Insulated attic/crawl hatchway(s); Existing (previously built)
• Exterior features: Partial fencing; Fence; Open porch

Interior

• Flooring: Ceramic tile; Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Ceramic tile, hardwood, laminate and varied flooring throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive. Per door: $97/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 7.3% 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 Central School District (urban): math 30% / reading 37% proficiency, ranked #564 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 173 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,720/mo this rent would consume 90% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $77k; list at $230k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $230,000

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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.18% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $216,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Pine Ridge Rd	0.34mi	4/2.0	2,216 (+3%)	4mo	$159,800	$72	76
248 Straley Ave	0.23mi	4/2.0	2,275 (+5%)	12mo	$350,000	$154	70
24 Ridge Park Ave	0.29mi	4/2.0	2,370 (+10%)	2mo	$140,000	$59	69
15 Haller Ave	0.33mi	5/2.0 (+1)	2,101 (-3%)	9mo	$285,000	$136	68
30 Woodell Ave	0.26mi	4/3.0	1,960 (-9%)	5mo	$159,900	$82	64
2365 Genesee St	0.52mi	3/1.5 (-1)	2,240 (+4%)	10mo	$205,000	$92	54
62 Wanda Ave	0.29mi	5/3.0 (+1)	1,868 (-14%)	1mo	$200,000	$107	54
18 Rowland Ave	0.52mi	4/2.0	1,990 (-8%)	14mo	$199,000	$100	51
35 Loxley Rd	0.57mi	5/2.0 (+1)	1,943 (-10%)	1mo	$175,000	$90	51
2581 Genesee St	0.69mi	5/2.0 (+1)	2,107 (-2%)	11mo	$255,000	$121	50
27 E End Ave	0.62mi	4/2.0	1,974 (-9%)	9mo	$175,000	$89	49
89 Poplar Ave	0.67mi	5/2.0 (+1)	2,006 (-7%)	10mo	$250,000	$125	44

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.45×
• Total profit: $28,988
• Equity at exit: $91,330

10-year hold

• IRR: 11.5%
• Equity multiple: 2.57×
• Total profit: $100,949
• Equity at exit: $131,989

Cash invested: $64,400 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 173
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,720 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$652 /mo · $7,830/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $194

Break-even live

Break-even rent $2,474

Max offer price $230,000

Occupancy floor 88%

Sensitivity live

Price	-10% $325	-5% $259	+0% $194	+5% $129	+10% $64
Rent	-10% $-21	-5% $87	+0% $194	+5% $302	+10% $409
Rate	-1.0pp $310	-0.5pp $253	base $194	+0.5pp $135	+1.0pp $74

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,720
Total (2 units)			$2,720

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.31mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	3d	1	0.53mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	3d	1	0.54mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	24d	1	0.75mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	1.21mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	3d	1	1.25mi

Listing history 8 events

1. 2026-06-15
   status $230,000 Pending 8 DOM
2. 2026-06-15
   days on market $230,000 Active 8 DOM
3. 2026-06-13
   remarks 404-char remark
4. 2026-06-13
   days on market $230,000 Active 6 DOM
5. 2026-06-10
   days on market $230,000 Active 3 DOM
6. 2026-06-09
   days on market $230,000 Active 2 DOM
7. 2026-06-08
   remarks 369-char remark
8. 2026-06-08
   listed $230,000 Active 1 DOM

ⓘ 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: $7,830 · $652/mo
• Projected year-2 tax: $7,830 · $652/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 ≥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: $32,640
• − Mortgage interest: −$12,884
• − Property taxes: −$7,830
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,611
• − Management: −$2,611
• − Depreciation: −$6,691
• Taxable loss: −$1,137
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $2,605/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 Central School District
• NCES district ID: 3607230
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $43,401
• Composite: 28.45/100
• National rank: #6753
• State rank: #564 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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• 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

+198.7% since first listed

3 events — show timeline

• 2026-06-07 Listed $230,000 WNYREIS
• 2005-10-31 Sold (Public Records) $77,000 Public Records
• 2005-10-31 Sold (Public Records) $77,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $7,830 · +18.4% YoY. Source: county tax records.