33-35 Brookhaven Dr · Cheektowaga, NY 14225

$199,999

4 bd · 2.0 ba · 1,600 sqft · MultiFamily · 101 Days on market

Built 1941 Poor condition 0.25 ac lot $125/sqft · 45% below area Est $360k · 45% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• 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 MLS

This property located an the end of this quite neighborhood street, this home looks right out on the playground in Cedargrove Park. This Property also boasts a huge rear fully fenced yard. Great opportunity for investor, owner occupant with rental income . Each side has a full kitchen and bath, separate utilities and access to the rear yard. Smaller unit has 1 bedroom and patio, while the larger unit has 3 bedrooms and attached garage. Hardwood floors throughout the owner's unit. 3 steps up to bedrooms and bath. Centrally located with easy access to the Kensington expressway (Rt 33) and the NYS Thruway. Minutes to downtown Buffalo, Williamsville, The Galleria and Cleveland Hill schools. Showings begin 3/12 @11am

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1941

Tags

• HUGE REAR FULLY FENCED YARD
• FULL KITCHEN AND BATH
• HARDWOOD FLOORS THROUGHOUT
• MINUTES TO DOWNTOWN BUFFALO

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×3bd/1ba units multifamily listed at $200k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive. Per door: $325/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• 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 $2,573/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 $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $140k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.29% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.94%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $360,490
• List price: $199,999
• Delta: -44.52%
• 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
3 Pendlewood Dr	0.24mi	3/2.0 (-1)	1,600 (0%)	11mo	$222,000	$139	74
100 Midland Dr	0.74mi	4/2.0	1,631 (+2%)	21mo	$242,333	$149	45

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $9,062
• Equity at exit: $29,821

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $61,400
• Equity at exit: $17,292

Cash invested: $56,000 (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: 13.9×

Monthly cashflow live

• Estimated rent: $2,573 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $651

Break-even live

Break-even rent $1,750

Max offer price $199,999

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,202
1× unit	3	1	$1,371
Total (2 units)			$2,573

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: $50,000
• Closing costs: $6,000
• 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	0.32mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	1d	1	1.08mi
758 S Huth Rd Buffalo, NY	5.0	2.0	2235	$2,800	$1.25	43d	1	1.15mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	11d	1	1.44mi

Listing history 27 events

1. 2026-06-18
   days on market $199,999 Active 101 DOM
2. 2026-06-17
   days on market $199,999 Active 100 DOM
3. 2026-06-16
   days on market $199,999 Active 99 DOM
4. 2026-06-15
   days on market $199,999 Active 98 DOM
5. 2026-06-13
   days on market $199,999 Active 96 DOM
6. 2026-06-13
   days on market $199,999 Active 95 DOM
7. 2026-06-10
   days on market $199,999 Active 93 DOM
8. 2026-06-09
   days on market $199,999 Active 92 DOM
9. 2026-06-08
   days on market $199,999 Active 91 DOM
10. 2026-06-07
    days on market $199,999 Active 90 DOM
11. 2026-06-05
    days on market $199,999 Active 87 DOM
12. 2026-06-03
    days on market $199,999 Active 86 DOM
13. 2026-06-02
    days on market $199,999 Active 85 DOM
14. 2026-06-01
    days on market $199,999 Active 84 DOM
15. 2026-05-31
    days on market $199,999 Active 83 DOM
16. 2026-03-09
    listed $199,999 Active 721-char remark

    Show marketing remark (721 chars)

    This property located an the end of this quite neighborhood street, this home looks right out on the playground in Cedargrove Park. This Property also boasts a huge rear fully fenced yard. Great opportunity for investor, owner occupant with rental income . Each side has a full kitchen and bath, separate utilities and access to the rear yard. Smaller unit has 1 bedroom and patio, while the larger unit has 3 bedrooms and attached garage. Hardwood floors throughout the owner's unit. 3 steps up to bedrooms and bath. Centrally located with easy access to the Kensington expressway (Rt 33) and the NYS Thruway. Minutes to downtown Buffalo, Williamsville, The Galleria and Cleveland Hill schools. Showings begin 3/12 @11am

17. 2022-07-11
    soldstatus $140,000 Closed Sale or Rented 957-char remark

    Show marketing remark (957 chars)

    Side by Side double in great location. Located an the end of this quite neighborhood street, this home looks right out on the playground in Cedargrove Park. Property also boasts a huge rear fully fenced yard. Great opportunity for investor, owner occupant with rental income or in-law/ extended family situation. Each side has a full kitchen and bath, separate utilities and access to the rear yard. Smaller unit has 1 bedroom and patio, while the larger unit has 3 bedrooms and attached garage. Hardwood floors throughout the owner's unit. 3 steps up to bedrooms and bath. Partial basement with newer furnace and water heater is accessed from the larger unit. Circuit breakers: 2013 Updated electrical in the three bedroom (2019). Previously rented for $995 and $650 or higher. Centrally located with easy access to the Kensington expressway (Rt 33) and the NYS Thruway. Minutes to downtown Buffalo, Williamsville, The Galleria and Cleveland Hill schools.

18. 2022-04-08
    status Under Contract- Do Not Show 957-char remark

    Show marketing remark (957 chars)

    Side by Side double in great location. Located an the end of this quite neighborhood street, this home looks right out on the playground in Cedargrove Park. Property also boasts a huge rear fully fenced yard. Great opportunity for investor, owner occupant with rental income or in-law/ extended family situation. Each side has a full kitchen and bath, separate utilities and access to the rear yard. Smaller unit has 1 bedroom and patio, while the larger unit has 3 bedrooms and attached garage. Hardwood floors throughout the owner's unit. 3 steps up to bedrooms and bath. Partial basement with newer furnace and water heater is accessed from the larger unit. Circuit breakers: 2013 Updated electrical in the three bedroom (2019). Previously rented for $995 and $650 or higher. Centrally located with easy access to the Kensington expressway (Rt 33) and the NYS Thruway. Minutes to downtown Buffalo, Williamsville, The Galleria and Cleveland Hill schools.

19. 2022-03-30
    status Active 957-char remark

    Show marketing remark (957 chars)

    Side by Side double in great location. Located an the end of this quite neighborhood street, this home looks right out on the playground in Cedargrove Park. Property also boasts a huge rear fully fenced yard. Great opportunity for investor, owner occupant with rental income or in-law/ extended family situation. Each side has a full kitchen and bath, separate utilities and access to the rear yard. Smaller unit has 1 bedroom and patio, while the larger unit has 3 bedrooms and attached garage. Hardwood floors throughout the owner's unit. 3 steps up to bedrooms and bath. Partial basement with newer furnace and water heater is accessed from the larger unit. Circuit breakers: 2013 Updated electrical in the three bedroom (2019). Previously rented for $995 and $650 or higher. Centrally located with easy access to the Kensington expressway (Rt 33) and the NYS Thruway. Minutes to downtown Buffalo, Williamsville, The Galleria and Cleveland Hill schools.

20. 2022-03-17
    historical Continue to Show- Under Contract 957-char remark

    Show marketing remark (957 chars)

    Side by Side double in great location. Located an the end of this quite neighborhood street, this home looks right out on the playground in Cedargrove Park. Property also boasts a huge rear fully fenced yard. Great opportunity for investor, owner occupant with rental income or in-law/ extended family situation. Each side has a full kitchen and bath, separate utilities and access to the rear yard. Smaller unit has 1 bedroom and patio, while the larger unit has 3 bedrooms and attached garage. Hardwood floors throughout the owner's unit. 3 steps up to bedrooms and bath. Partial basement with newer furnace and water heater is accessed from the larger unit. Circuit breakers: 2013 Updated electrical in the three bedroom (2019). Previously rented for $995 and $650 or higher. Centrally located with easy access to the Kensington expressway (Rt 33) and the NYS Thruway. Minutes to downtown Buffalo, Williamsville, The Galleria and Cleveland Hill schools.

21. 2022-03-11
    status Active 957-char remark

    Show marketing remark (957 chars)

    Side by Side double in great location. Located an the end of this quite neighborhood street, this home looks right out on the playground in Cedargrove Park. Property also boasts a huge rear fully fenced yard. Great opportunity for investor, owner occupant with rental income or in-law/ extended family situation. Each side has a full kitchen and bath, separate utilities and access to the rear yard. Smaller unit has 1 bedroom and patio, while the larger unit has 3 bedrooms and attached garage. Hardwood floors throughout the owner's unit. 3 steps up to bedrooms and bath. Partial basement with newer furnace and water heater is accessed from the larger unit. Circuit breakers: 2013 Updated electrical in the three bedroom (2019). Previously rented for $995 and $650 or higher. Centrally located with easy access to the Kensington expressway (Rt 33) and the NYS Thruway. Minutes to downtown Buffalo, Williamsville, The Galleria and Cleveland Hill schools.

22. 2022-02-14
    historical Continue to Show- Under Contract 957-char remark

    Show marketing remark (957 chars)

    Side by Side double in great location. Located an the end of this quite neighborhood street, this home looks right out on the playground in Cedargrove Park. Property also boasts a huge rear fully fenced yard. Great opportunity for investor, owner occupant with rental income or in-law/ extended family situation. Each side has a full kitchen and bath, separate utilities and access to the rear yard. Smaller unit has 1 bedroom and patio, while the larger unit has 3 bedrooms and attached garage. Hardwood floors throughout the owner's unit. 3 steps up to bedrooms and bath. Partial basement with newer furnace and water heater is accessed from the larger unit. Circuit breakers: 2013 Updated electrical in the three bedroom (2019). Previously rented for $995 and $650 or higher. Centrally located with easy access to the Kensington expressway (Rt 33) and the NYS Thruway. Minutes to downtown Buffalo, Williamsville, The Galleria and Cleveland Hill schools.

23. 2022-02-04
    listed $149,900 Active 957-char remark

    Show marketing remark (957 chars)

    Side by Side double in great location. Located an the end of this quite neighborhood street, this home looks right out on the playground in Cedargrove Park. Property also boasts a huge rear fully fenced yard. Great opportunity for investor, owner occupant with rental income or in-law/ extended family situation. Each side has a full kitchen and bath, separate utilities and access to the rear yard. Smaller unit has 1 bedroom and patio, while the larger unit has 3 bedrooms and attached garage. Hardwood floors throughout the owner's unit. 3 steps up to bedrooms and bath. Partial basement with newer furnace and water heater is accessed from the larger unit. Circuit breakers: 2013 Updated electrical in the three bedroom (2019). Previously rented for $995 and $650 or higher. Centrally located with easy access to the Kensington expressway (Rt 33) and the NYS Thruway. Minutes to downtown Buffalo, Williamsville, The Galleria and Cleveland Hill schools.

24. 2019-01-28
    soldstatus $104,000 Closed Sale or Rented
25. 2018-11-30
    status Pending Sale
26. 2018-11-10
    status Under Contract- Do Not Show
27. 2018-10-29
    listed $88,900 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 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: $30,876
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − Depreciation: −$5,818
• Taxable income: $4,915
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $6,627/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 · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive renovations across all systems and areas, with major repairs and updates needed to significantly improve its value.

Repairs flagged

• Major Kitchen — No photos of kitchen
• Major Bathrooms — No photos of bathrooms
• Major Roof — No photos of roof
• Major Exterior — No photos of exterior
• Major Flooring — No photos of flooring
• Major Interior walls/paint — No photos of interior walls/paint
• Major Windows — No photos of windows
• Major Foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Both Kitchen renovation — A new kitchen would significantly improve both resale and rental value
• Both Bathroom renovation — Upgraded bathrooms would enhance both resale and rental appeal
• Both Roof replacement — A new roof would improve both the home's appearance and its value
• Both Exterior painting and landscaping — Fresh paint and landscaping would boost curb appeal and value
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of kitchen	Major	$15,000–50,000
Bathrooms · No photos of bathrooms	Major	$15,000–50,000
Roof · No photos of roof	Major	$15,000–50,000
Exterior · No photos of exterior	Major	$15,000–50,000
Flooring · No photos of flooring	Major	$15,000–50,000
Interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
Foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Kitchen renovation — A new kitchen would significantly improve both resale and rental value ↑
• Both Bathroom renovation — Upgraded bathrooms would enhance both resale and rental appeal ↑
• Both Roof replacement — A new roof would improve both the home's appearance and its value ↑
• Both Exterior painting and landscaping — Fresh paint and landscaping would boost curb appeal and value ↑
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value ↑

ⓘ 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

+125.0% since first listed

12 events — show timeline

• 2026-03-09 Listed $199,999 WNYREIS
• 2022-07-11 Sold (MLS) $140,000 WNYREIS
• 2022-04-08 Pending — WNYREIS
• 2022-03-30 Relisted — WNYREIS
• 2022-03-17 Contingent — WNYREIS
• 2022-03-11 Relisted — WNYREIS
• 2022-02-14 Contingent — WNYREIS
• 2022-02-04 Listed $149,900 WNYREIS
• 2019-01-28 Sold (MLS) $104,000 WNYREIS
• 2018-11-30 Pending — WNYREIS
• 2018-11-10 Pending — WNYREIS
• 2018-10-29 Listed $88,900 WNYREIS