955 Beach Rd · Cheektowaga, NY 14225

$249,900

4 bd · 2.0 ba · 1,856 sqft · MultiFamily public records · 12 Days on market

Built 1952 6,098 sqft lot $135/sqft · 43% below area Est $439k · 43% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +6.2/10.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Discover an exceptional investment opportunity in the highly sought-after area of Cheektowaga! This well-maintained multi-family home offers strong income potential and consistent rental demand, making it ideal for both seasoned investors and owner-occupants. Featuring multiple spacious units, each apartment boasts bright living areas, generously sized bedrooms, and functional layouts designed for comfortable living. Tenants will appreciate the ample natural light, updated kitchens and baths, and plenty of storage throughout. The property includes separate utilities, off-street parking, and a sizable yard—adding convenience and appeal for residents. Located just minutes from shopping, dining, major highways, and everyday amenities, this home ensures long-term desirability and ease of renting. Whether you’re looking to expand your portfolio or live in one unit while generating income from the others, this high-demand Cheektowaga multi-family is a rare find you won’t want to miss! Some of the photos in listing have been AI altered. Showings begin on 4/22/26

Key facts

• Ample natural light
• Updated kitchens
• Multi-family home

Tags

• MULTI-FAMILY HOME
• STRONG INCOME POTENTIAL
• SPACIOUS UNITS
• BRIGHT LIVING AREAS
• UPDATED KITCHENS
• AMPLE NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.7% 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 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,788/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $127k; list at $250k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,900

Questions for the listing agent

1. Built in 1952 — 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 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: 1.12% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 7.5

CMA / ARV

• ARV (median comp): $439,105
• List price: $249,900
• Delta: -43.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Garden Rd	0.04mi	4/2.0	1,856 (0%)	12mo	$273,000	$147	88
7 Matthew Ln	0.08mi	4/2.0	1,792 (-3%)	4mo	$250,000	$140	87
1 Jean	0.13mi	4/2.0	1,798 (-3%)	22mo	$270,000	$150	70
302 S Forest Rd	0.38mi	5/2.0 (+1)	1,822 (-2%)	6mo	$282,500	$155	70
16 Wilshire Rd	0.18mi	4/2.0	1,930 (+4%)	22mo	$201,350	$104	67
36 Montfort Dr	0.36mi	4/2.0	1,941 (+5%)	17mo	$241,100	$124	61
18 Doyle Ct	0.48mi	5/2.5 (+1)	1,926 (+4%)	16mo	$340,000	$177	51
4613 Union Rd	0.58mi	4/2.0	1,612 (-13%)	9mo	$200,000	$124	44
620 Beach Rd	0.64mi	4/2.0	1,600 (-14%)	14mo	$224,000	$140	36

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-21,326
• Equity at exit: $37,261

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $6,530
• Equity at exit: $21,607

Cash invested: $69,972 (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: 14.9×

Monthly cashflow live

• Estimated rent: $2,788 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$489 /mo · $5,872/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $299

Break-even live

Break-even rent $2,410

Max offer price $249,900

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,788
Total (2 units)			$2,788

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	43d	1	0.55mi
512 Cayuga Rd Buffalo, NY	3.0	1.0	1944	$1,795	$0.92	1d	1	0.78mi
239 Lehn Springs Dr Buffalo, NY	3.0	1.0	1700	$3,200	$1.88	3d	1	1.10mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	1d	1	1.33mi

Listing history 10 events

1. 2026-05-02
   status Pending 1092-char remark

   Show marketing remark (1092 chars)

   Discover an exceptional investment opportunity in the highly sought-after area of Cheektowaga! This well-maintained multi-family home offers strong income potential and consistent rental demand, making it ideal for both seasoned investors and owner-occupants. Featuring multiple spacious units, each apartment boasts bright living areas, generously sized bedrooms, and functional layouts designed for comfortable living. Tenants will appreciate the ample natural light, updated kitchens and baths, and plenty of storage throughout. The property includes separate utilities, off-street parking, and a sizable yard—adding convenience and appeal for residents. Located just minutes from shopping, dining, major highways, and everyday amenities, this home ensures long-term desirability and ease of renting. Whether you’re looking to expand your portfolio or live in one unit while generating income from the others, this high-demand Cheektowaga multi-family is a rare find you won’t want to miss! Some of the photos in listing have been AI altered. Showings begin on 4/22/26

2. 2026-04-20
   listed $249,900 Active 1092-char remark

   Show marketing remark (1092 chars)

   Discover an exceptional investment opportunity in the highly sought-after area of Cheektowaga! This well-maintained multi-family home offers strong income potential and consistent rental demand, making it ideal for both seasoned investors and owner-occupants. Featuring multiple spacious units, each apartment boasts bright living areas, generously sized bedrooms, and functional layouts designed for comfortable living. Tenants will appreciate the ample natural light, updated kitchens and baths, and plenty of storage throughout. The property includes separate utilities, off-street parking, and a sizable yard—adding convenience and appeal for residents. Located just minutes from shopping, dining, major highways, and everyday amenities, this home ensures long-term desirability and ease of renting. Whether you’re looking to expand your portfolio or live in one unit while generating income from the others, this high-demand Cheektowaga multi-family is a rare find you won’t want to miss! Some of the photos in listing have been AI altered. Showings begin on 4/22/26

3. 2016-07-21
   soldstatus $127,000 Closed Sale or Rented 372-char remark

   Show marketing remark (372 chars)

   Beautifully & completely updated duplex '13. Nothing to do but move in or purchase as investment property. New kitchens, baths flooring thruout, extras include: crown molding, ceramic tiles, tasteful neutral decor. furnace '12 & other 2010, hwt'12, vinyl siding, windows '12. High demand duplex, great location!! Star savings $533.14. annually on school taxes.

4. 2016-07-15
   soldstatus $127,000
5. 2016-04-26
   status Pending Sale 372-char remark

   Show marketing remark (372 chars)

   Beautifully & completely updated duplex '13. Nothing to do but move in or purchase as investment property. New kitchens, baths flooring thruout, extras include: crown molding, ceramic tiles, tasteful neutral decor. furnace '12 & other 2010, hwt'12, vinyl siding, windows '12. High demand duplex, great location!! Star savings $533.14. annually on school taxes.

6. 2016-04-04
   listed $134,900 Active 372-char remark

   Show marketing remark (372 chars)

   Beautifully & completely updated duplex '13. Nothing to do but move in or purchase as investment property. New kitchens, baths flooring thruout, extras include: crown molding, ceramic tiles, tasteful neutral decor. furnace '12 & other 2010, hwt'12, vinyl siding, windows '12. High demand duplex, great location!! Star savings $533.14. annually on school taxes.

7. 2013-07-01
   soldstatus $122,000
8. 2013-06-26
   soldstatus $122,000
9. 2013-01-25
   listed $130,000
10. 2012-07-18
    soldstatus $42,400

ⓘ 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: $5,872 · $489/mo
• Projected year-2 tax: $5,872 · $489/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 2/10 Low 7 d/yr ≥92°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: $33,456
• − Mortgage interest: −$13,998
• − Property taxes: −$5,872
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − Depreciation: −$7,270
• Taxable loss: −$286
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $3,652/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

+489.4% since first listed

10 events — show timeline

• 2026-05-02 Pending — WNYREIS
• 2026-04-20 Listed $249,900 WNYREIS
• 2016-07-21 Sold (MLS) $127,000 WNYREIS
• 2016-07-15 Sold (Public Records) $127,000 Public Records
• 2016-04-26 Pending — WNYREIS
• 2016-04-04 Listed $134,900 WNYREIS
• 2013-07-01 Sold (MLS) $122,000 WNYREIS
• 2013-06-26 Sold (Public Records) $122,000 Public Records
• 2013-01-25 Listed $130,000 WNYREIS
• 2012-07-18 Sold (Public Records) $42,400 Public Records

Property tax history

+7.1%/yr

Latest (2025): $5,872 · +0.9% YoY. Source: county tax records.