117 Standard Pkwy · Cheektowaga, NY 14227

$200,000

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 36 Days on market

Built 1955 5,227 sqft lot $171/sqft · 23% below area Est $260k · 23% under

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Why this score? — see what drove the F 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 +4.4/30.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own? Welcome to 117 Standard Parkway in Cheektowaga — a move-in ready cape-style home offering comfort, flexibility, and room to grow. This inviting 3-bedroom home features a bright living room with hardwood floors and a large picture window that fills the space with natural light. The eat-in kitchen includes new vinyl plank flooring, and all appliances are included to make your move even easier. Two first-floor bedrooms provide convenient single-level living options, while the fully finished second floor offers a spacious and versatile retreat complete with a walk-in closet — ideal for a primary bedroom, home office, guest space, or bonus room. The basement adds additional room for storage, hobbies, or recreation, and the backyard provides plenty of space to relax, entertain, or enjoy summer evenings. A new garage door in 2025 adds extra value and peace of mind. Conveniently located near shopping, dining, parks, and thruways, this home is a great opportunity for buyers looking for an affordable place to call home. Showings begin immediately.

Key facts

• Natural woodwork
• Walk-in closet
• Backyard

Tags

• HARDWOOD FLOORS
• NEW VINYL PLANK FLOORING
• NATURAL WOODWORK
• FULLY FINISHED SECOND FLOOR
• WALK-IN CLOSET
• BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (42.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (31.3% below list).
• Recommended offer: $114k (42.9% below list) — sets the bar for cash-flow.

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-Sloan Union Free School District (urban): math 33% / reading 38% proficiency, ranked #555 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 111 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,291 (42.9% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 3.15%
• Cash-on-cash: -11.22%
• DSCR: 0.50
• GRM: 12.1

CMA / ARV

• ARV (median comp): $260,359
• List price: $200,000
• Delta: -23.18%
• 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
104 Starlite Ave	0.05mi	3/1.0 (+1)	1,120 (-4%)	2mo	$260,000	$232	84
83 Patricia Ln	0.14mi	3/1.0 (+1)	1,120 (-4%)	1mo	$265,000	$237	80
43 Starlite Ave	0.12mi	3/1.0 (+1)	1,120 (-4%)	4mo	$250,000	$223	80
29 Frederick St	0.38mi	3/1.5 (+1)	1,202 (+3%)	3mo	$232,500	$193	68
35 Ceil Dr	0.45mi	3/1.5 (+1)	1,181 (+1%)	5mo	$260,000	$220	66
56 Peoria Ave	0.44mi	3/2.0 (+1)	1,136 (-3%)	0mo	$260,000	$229	66
180 Bright St	0.50mi	3/1.0 (+1)	1,222 (+4%)	4mo	$242,000	$198	61
45 Wallace Ave	0.73mi	3/1.0 (+1)	1,221 (+4%)	1mo	$290,000	$238	53
60 Constance Ln	0.58mi	3/2.0 (+1)	1,276 (+9%)	3mo	$276,000	$216	47
63 Constance Ln	0.61mi	3/1.5 (+1)	1,272 (+9%)	5mo	$320,000	$252	46
39 Jane Dr	0.61mi	3/1.5 (+1)	1,306 (+12%)	5mo	$250,000	$191	41
30 Jane Dr	0.63mi	3/2.0 (+1)	1,320 (+13%)	2mo	$255,000	$193	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 · 2.54% rent growth · sell at horizon

5-year hold

• IRR: -37.2%
• Equity multiple: -0.18×
• Total profit: $-66,228
• Equity at exit: $29,821

10-year hold

• IRR: -57.0%
• Equity multiple: -0.83×
• Total profit: $-102,532
• 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 14227

• Home prices YoY: -28.9%
• Rents YoY: 2.5%
• Active inventory: 111
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$476 /mo · $5,715/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-524

Break-even live

Break-even rent $2,036

Max offer price $114,291

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Edgebrook Ests Buffalo, NY	1.0–2.0	1.0	720	$1,290	$1.79	43d	1	0.87mi
236 Crabapple Ln Unit Right Buffalo, NY	3.0	1.5	1250	$1,800	$1.44	43d	1	1.33mi

Listing history 11 events

1. 2026-05-05
   price $210,000 1092-char remark

   Show marketing remark (1092 chars)

   Why rent when you can own? Welcome to 117 Standard Parkway in Cheektowaga — a move-in ready cape-style home offering comfort, flexibility, and room to grow. This inviting 3-bedroom home features a bright living room with hardwood floors and a large picture window that fills the space with natural light. The eat-in kitchen includes new vinyl plank flooring, and all appliances are included to make your move even easier. Two first-floor bedrooms provide convenient single-level living options, while the fully finished second floor offers a spacious and versatile retreat complete with a walk-in closet — ideal for a primary bedroom, home office, guest space, or bonus room. The basement adds additional room for storage, hobbies, or recreation, and the backyard provides plenty of space to relax, entertain, or enjoy summer evenings. A new garage door in 2025 adds extra value and peace of mind. Conveniently located near shopping, dining, parks, and thruways, this home is a great opportunity for buyers looking for an affordable place to call home. Showings begin immediately.

2. 2026-04-20
   listed $215,000 Active 1092-char remark

   Show marketing remark (1092 chars)

   Why rent when you can own? Welcome to 117 Standard Parkway in Cheektowaga — a move-in ready cape-style home offering comfort, flexibility, and room to grow. This inviting 3-bedroom home features a bright living room with hardwood floors and a large picture window that fills the space with natural light. The eat-in kitchen includes new vinyl plank flooring, and all appliances are included to make your move even easier. Two first-floor bedrooms provide convenient single-level living options, while the fully finished second floor offers a spacious and versatile retreat complete with a walk-in closet — ideal for a primary bedroom, home office, guest space, or bonus room. The basement adds additional room for storage, hobbies, or recreation, and the backyard provides plenty of space to relax, entertain, or enjoy summer evenings. A new garage door in 2025 adds extra value and peace of mind. Conveniently located near shopping, dining, parks, and thruways, this home is a great opportunity for buyers looking for an affordable place to call home. Showings begin immediately.

3. 2024-06-11
   soldstatus $190,000 Closed 543-char remark

   Show marketing remark (543 chars)

   Adorable 3 bed 1 full bath cape cod home. Come see 117 Standard Parkway in Cheektowaga. The downstairs has a nice sized kitchen with new vinyl plank flooring. Living area with hardwood floors and large window for loads of natural light. The two bedrooms on the first floor also have hardwood floors and natural woodwork. The very large renovated second floor has a nice walk in closet and can be used as a bedroom, home office or playroom. Basement can also be used as a play room. The ample backyard is another nice feature. Moving made easy!

4. 2024-06-11
   soldstatus $190,000

   Show marketing remark (543 chars)

   Adorable 3 bed 1 full bath cape cod home. Come see 117 Standard Parkway in Cheektowaga. The downstairs has a nice sized kitchen with new vinyl plank flooring. Living area with hardwood floors and large window for loads of natural light. The two bedrooms on the first floor also have hardwood floors and natural woodwork. The very large renovated second floor has a nice walk in closet and can be used as a bedroom, home office or playroom. Basement can also be used as a play room. The ample backyard is another nice feature. Moving made easy!

5. 2024-03-29
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Adorable 3 bed 1 full bath cape cod home. Come see 117 Standard Parkway in Cheektowaga. The downstairs has a nice sized kitchen with new vinyl plank flooring. Living area with hardwood floors and large window for loads of natural light. The two bedrooms on the first floor also have hardwood floors and natural woodwork. The very large renovated second floor has a nice walk in closet and can be used as a bedroom, home office or playroom. Basement can also be used as a play room. The ample backyard is another nice feature. Moving made easy!

6. 2024-03-25
   status Active 543-char remark

   Show marketing remark (543 chars)

   Adorable 3 bed 1 full bath cape cod home. Come see 117 Standard Parkway in Cheektowaga. The downstairs has a nice sized kitchen with new vinyl plank flooring. Living area with hardwood floors and large window for loads of natural light. The two bedrooms on the first floor also have hardwood floors and natural woodwork. The very large renovated second floor has a nice walk in closet and can be used as a bedroom, home office or playroom. Basement can also be used as a play room. The ample backyard is another nice feature. Moving made easy!

7. 2024-03-25
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Adorable 3 bed 1 full bath cape cod home. Come see 117 Standard Parkway in Cheektowaga. The downstairs has a nice sized kitchen with new vinyl plank flooring. Living area with hardwood floors and large window for loads of natural light. The two bedrooms on the first floor also have hardwood floors and natural woodwork. The very large renovated second floor has a nice walk in closet and can be used as a bedroom, home office or playroom. Basement can also be used as a play room. The ample backyard is another nice feature. Moving made easy!

8. 2024-03-14
   price $189,997 543-char remark

   Show marketing remark (543 chars)

   Adorable 3 bed 1 full bath cape cod home. Come see 117 Standard Parkway in Cheektowaga. The downstairs has a nice sized kitchen with new vinyl plank flooring. Living area with hardwood floors and large window for loads of natural light. The two bedrooms on the first floor also have hardwood floors and natural woodwork. The very large renovated second floor has a nice walk in closet and can be used as a bedroom, home office or playroom. Basement can also be used as a play room. The ample backyard is another nice feature. Moving made easy!

9. 2024-02-22
   price $194,997 543-char remark

   Show marketing remark (543 chars)

   Adorable 3 bed 1 full bath cape cod home. Come see 117 Standard Parkway in Cheektowaga. The downstairs has a nice sized kitchen with new vinyl plank flooring. Living area with hardwood floors and large window for loads of natural light. The two bedrooms on the first floor also have hardwood floors and natural woodwork. The very large renovated second floor has a nice walk in closet and can be used as a bedroom, home office or playroom. Basement can also be used as a play room. The ample backyard is another nice feature. Moving made easy!

10. 2023-12-29
    listed $199,997 Active 543-char remark

    Show marketing remark (543 chars)

    Adorable 3 bed 1 full bath cape cod home. Come see 117 Standard Parkway in Cheektowaga. The downstairs has a nice sized kitchen with new vinyl plank flooring. Living area with hardwood floors and large window for loads of natural light. The two bedrooms on the first floor also have hardwood floors and natural woodwork. The very large renovated second floor has a nice walk in closet and can be used as a bedroom, home office or playroom. Basement can also be used as a play room. The ample backyard is another nice feature. Moving made easy!

11. 2023-11-22
    soldstatus $77,000

ⓘ 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: $5,715 · $476/mo
• Projected year-2 tax: $5,715 · $476/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 ≥92°F today · 16 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: $16,478
• − Mortgage interest: −$11,203
• − Property taxes: −$5,715
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$5,818
• Taxable loss: −$9,894
• Est. tax savings @ 24.0%: +$2,375
• After-tax cash flow: $-3,908/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-Sloan Union Free School District
• NCES district ID: 3627000
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $45,810
• Composite: 30.35/100
• National rank: #6263
• State rank: #555 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): 20,621
• Household income: $68,928
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 721.0

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 (81%)
• Race & ethnicity: White 81% Black 8% Hispanic / Latino 6% Two or more races 3% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 31% Lithuanian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -124.77%
• Current HPI: 306.8358
• Rent YoY: ▲ 2.54%
• 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

+172.7% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $210,000 WNYREIS
• 2026-04-20 Listed $215,000 WNYREIS
• 2024-06-11 Sold (Public Records) $190,000 Public Records
• 2024-06-11 Sold (MLS) $190,000 WNYREIS
• 2024-03-29 Pending — WNYREIS
• 2024-03-25 Relisted — WNYREIS
• 2024-03-25 Pending — WNYREIS
• 2024-03-14 Price Changed $189,997 WNYREIS
• 2024-02-22 Price Changed $194,997 WNYREIS
• 2023-12-29 Listed $199,997 WNYREIS
• 2023-11-22 Sold (Public Records) $77,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $5,715 · +0.2% YoY. Source: county tax records.