3659 Genesee St · Cheektowaga, NY 14225

$250,000

4 bd · 1.0 ba · 1,658 sqft · SingleFamily public records · 1 Days on market

Built 1927 5,227 sqft lot Est $259k · at est.

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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).

• Cash flow +10.2/30.0
• ARV discount +9.0/15.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this fully remodeled 4-bedroom, 2 full bathroom single-family home offering space, updates, and comfort throughout! Freshly painted and featuring new luxury vinyl flooring throughout, this home delivers a modern and move-in ready feel. The property offers a large living room perfect for entertaining, a spacious dining room ideal for large family dinners, and a generously sized kitchen with plenty of room to cook and gather. Enjoy the convenience of two full bathrooms, including a luxury-feel second-floor bathroom and an updated first-floor bathroom. Updated LED lighting and electrical improvements throughout complete the interior upgrades. Additional features include an encl

Key facts

• Fully remodeled
• Spacious dining room
• Large living room

Tags

• FULLY REMODELED
• LARGE LIVING ROOM
• SPACIOUS DINING ROOM
• GENEROUSLY SIZED KITCHEN
• ENCLOSED PORCH
• CENTRAL AIR

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 2 garage spaces
• Utilities: Public water connected; Sewer connected; Electricity connected; Cable available
• Home design: 2-story home; Resale property; Asphalt shingle roof; Vinyl siding; Facing city street / main thoroughfare
• Construction: Built (existing); Vinyl siding construction; Poured foundation
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Fully fenced yard; Gazebo; Porch

Interior

• Kitchen: Dishwasher; Exhaust fan; Range hood
• Flooring: Ceramic tile; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning; Circuit breaker electrical service
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Solid surface counters; Sliding doors
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (16.0% below list).
• Recommended offer: $210k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 3 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 37% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $130k; list at $250k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,067 (16.0% 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 1927 — 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: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $258,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3659 Genesee St	0.00mi	4/1.0	1,658 (0%)	3mo	$130,000	$78	98
19 Rogers Dr	0.26mi	4/1.0	1,546 (-7%)	5mo	$241,000	$156	72
26 Roxborough Ave	0.24mi	3/2.0 (-1)	1,576 (-5%)	7mo	$275,000	$174	66
76 Chardon Dr	0.36mi	4/1.0	1,500 (-10%)	3mo	$256,000	$171	65
46 Chardon Dr	0.36mi	4/1.0	1,827 (+10%)	7mo	$175,000	$96	60
212 Santin Dr	0.54mi	4/1.5	1,547 (-7%)	5mo	$216,000	$140	57
144 Clearvale Dr	0.60mi	3/1.0 (-1)	1,560 (-6%)	1mo	$236,000	$151	56
116 Evergreen Pl	0.60mi	3/1.0 (-1)	1,572 (-5%)	7mo	$280,000	$178	52
107 Vegola Ave	0.54mi	3/2.0 (-1)	1,550 (-6%)	4mo	$250,000	$161	52
46 Princeton Ct	0.65mi	5/3.0 (+1)	1,640 (-1%)	4mo	$203,000	$124	52
44 Pinevale Ct	0.72mi	3/2.0 (-1)	1,472 (-11%)	0mo	$309,000	$210	38
153 Peinkofer Dr	0.68mi	4/2.5	1,858 (+12%)	6mo	$221,900	$119	37

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-49,548
• Equity at exit: $37,276

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-54,566
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$387 /mo · $4,649/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-143

Break-even live

Break-even rent $2,282

Max offer price $224,719

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
758 S Huth Rd Buffalo, NY	5.0	2.0	2235	$2,800	$1.25	44d	1	0.86mi
512 Cayuga Rd Buffalo, NY	3.0	1.0	1944	$1,795	$0.92	2d	1	1.21mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	2d	1	1.31mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $250,000 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: $4,649 · $387/mo
• Projected year-2 tax: $4,649 · $387/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: $25,208
• − Mortgage interest: −$14,004
• − Property taxes: −$4,649
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$7,273
• Taxable loss: −$6,001
• Est. tax savings @ 24.0%: +$1,440
• After-tax cash flow: $-277/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

+78.7% since first listed

5 events — show timeline

• 2026-06-18 Listed $250,000 WNYREIS
• 2026-04-01 Sold (Public Records) $130,000 Public Records
• 2026-03-27 Sold (MLS) $130,000 WNYREIS
• 2026-01-19 Pending — WNYREIS
• 2025-12-23 Listed $139,900 WNYREIS

Property tax history

+6.6%/yr

Latest (2025): $4,649 · +2.1% YoY. Source: county tax records.