39 Balbach Dr · Cheektowaga, NY 14225

$260,000

5 bd · 2.0 ba · 1,593 sqft · MultiFamily public records · 9 Days on market

Built 1963 6,534 sqft lot Est $223k · 17% over

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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 +17.5/30.0
• Schools +5.9/10.0
• 1% rule +5.5/10.0
• DSCR +5.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Great opportunity to own this 3/2 multifamily home on a quiet street in the Maryvale school district. The upper unit has a large eat in kitchen, living room with HDWD floors and two bedrooms with HDWD flooring. There is a large storage closet in this unit and some updated windows. The lower unit has three bedrooms, a large kitchen and large living room. There is a full basement with laundry, a two car garage and yard space to enjoy the summer. The refrigerator and AC units in the upper unit convey with the house as do the stove and refrigerator in the lower and the washer and dryer in the basement. Showings begin Tuesday April 21, 2026 (10AM) – negotiations begin Tuesday April 28, 202

Key facts

• Large eat in kitchen
• Large storage closet
• Updated windows

Tags

• MULTIFAMILY HOME
• LARGE EAT IN KITCHEN
• HDWD FLOORS
• LARGE STORAGE CLOSET
• UPDATED WINDOWS
• FULL BASEMENT

Property features AI

Finance

• Financial info: Property is a 2-unit multifamily with separate gas and electric meters for each unit; One unit currently rents for $875 (month-to-month); Owner pays grounds care, garage, snow removal, trash collection, and water; Rent includes common area maintenance, parking, snow removal, trash collection, and water; Operating expense details: see remarks

Exterior

• Parking: Concrete driveway; Attached garage with garage door opener; 2 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story building; Resale property; City street frontage; Irregular residential lot (50 x 132)
• Construction: Brick and vinyl siding exterior; Copper plumbing; Asphalt roof; Existing (year built details listed as existing)
• Exterior features: Partial fencing; Fence

Interior

• Kitchen: Eat-in kitchens; Oven/Range; Refrigerator
• Bedrooms: One unit with 3 bedrooms; One unit with 2 bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms total across units (each unit has 1 full bathroom)
• Heating & cooling: Gas forced-air heating; Window air conditioning units
• Interior features: Storage
• Laundry & utility: Washer and Dryer included in at least one unit; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 7.2% 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-.
• 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; 1 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,737/mo this rent would consume 49% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $77k; list at $260k implies a 238% gain — meaningful room to come down on a strong offer.

Recommended offer $260,000

Questions for the listing agent

1. Built in 1963 — 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. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $223,020
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Beach Rd	0.09mi	4/2.0 (-1)	1,600 (+0%)	14mo	$224,000	$140	78
4613 Union Rd	0.35mi	4/2.0 (-1)	1,612 (+1%)	9mo	$200,000	$124	70
7 Matthew Ln	0.64mi	4/2.0 (-1)	1,792 (+12%)	5mo	$250,000	$140	40
1 Jean	0.56mi	4/2.0 (-1)	1,798 (+13%)	22mo	$270,000	$150	29

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-29,143
• Equity at exit: $38,767

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-8,260
• Equity at exit: $22,480

Cash invested: $72,800 (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: 15.8×

Monthly cashflow live

• Estimated rent: $2,737 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$489 /mo · $5,865/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $202

Break-even live

Break-even rent $2,482

Max offer price $260,000

Occupancy floor 88%

Sensitivity live

Price	-10% $349	-5% $275	+0% $202	+5% $128	+10% $55
Rent	-10% $-15	-5% $94	+0% $202	+5% $310	+10% $418
Rate	-1.0pp $333	-0.5pp $268	base $202	+0.5pp $134	+1.0pp $66

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,736
Total (2 units)			$2,737

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.21mi

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-20
   listed $260,000 Active
3. 2000-08-25
   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: $5,865 · $489/mo
• Projected year-2 tax: $5,865 · $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 ≥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: $32,844
• − Mortgage interest: −$14,564
• − Property taxes: −$5,865
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$7,564
• Taxable loss: −$1,704
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $2,829/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

+237.7% since first listed

3 events — show timeline

• 2026-04-29 Pending — WNYREIS
• 2026-04-20 Listed $260,000 WNYREIS
• 2000-08-25 Sold (Public Records) $77,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,865 · +0.9% YoY. Source: county tax records.