9 Primrose Dr · Cheektowaga, NY 14225

$184,000

3 bd · 1.0 ba · 1,262 sqft · SingleFamily public records · 9 Days on market

Built 1943 5,227 sqft lot $146/sqft · 10% below area Est $205k · 10% under

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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).

• ARV discount +12.1/15.0
• Cash flow +10.1/30.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderfully updated ranch in quiet Cheektowaga neighborhood. This corner lot has a large, fully fenced yard, wheelchair ramp, large concrete driveway, and impressive 2 car garage. The garage is unique for the neighborhood, and has a new opener and its own subpanel. Tastefully updated interior, featuring new carpets, vinyl flooring, drywall, electric service, sump pump, hardwired smoke and CO detectors, bathroom vanity and tile. Chimney was repointed and capped. Updated windows and glass block in basement. Almost too many updates to name. Owner willing to consider Rent to Own

Key facts

• Soft close cabinetry
• Under mount lighting
• New flooring

Tags

• CORNER LOT
• IMPRESSIVE 2 CAR GARAGE
• UPDATED KITCHEN
• SOFT CLOSE CABINETRY
• UNDER MOUNT LIGHTING
• NEW FLOORING

Property features AI

Exterior

• Parking: Detached garage with electricity; 2-car garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story home; Vinyl siding; Asphalt roof; Existing construction; Residential property; Corner, irregular lot with 54 x 93 dimensions; City street frontage
• Construction: Built previously (existing); Vinyl siding construction; Asphalt roof; Block foundation; Partial basement with sump pump
• Exterior features: Concrete driveway; Fully fenced yard; Patio

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Natural woodwork; Convertible bedroom; See remarks
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (6.3% below list).
• Recommended offer: $165k (10.4% below list) — sets the bar for cash-flow.
• 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-.
• 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.
• Zoned schools: Cleveland Hill Elementary School (math 27% / reading 43%, grade F, #1,569 of 2,108 statewide, top 75%, 646 students, 63% FRL); Cleveland Hill Middle School (math 37% / reading 52%, grade D, #348 of 729 statewide, top 50%, 298 students, 64% FRL); Cleveland Hill High School (math 87% / reading 75%, grade A, #485 of 1,100 statewide, top 45%, 385 students, 56% FRL) — zoned schools average 61% FRL vs 43% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 209 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 31% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $87k; list at $184k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,846 (10.4% 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 8.9

CMA / ARV

• ARV (median comp): $204,752
• List price: $184,000
• Delta: -10.14%
• 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
24 Rockleigh Dr	0.19mi	4/1.5 (+1)	1,290 (+2%)	5mo	$175,000	$136	76
94 Danbury Dr	0.31mi	3/1.0	1,170 (-7%)	4mo	$230,000	$197	70
106 Gardenvale Dr	0.49mi	3/1.0	1,279 (+1%)	6mo	$271,900	$213	70
75 Seton Rd	0.34mi	3/1.0	1,134 (-10%)	1mo	$240,000	$212	67
32 Woodland Ter	0.44mi	3/1.5	1,350 (+7%)	4mo	$275,000	$204	63
24 Fernwood Pl	0.53mi	2/1.0 (-1)	1,208 (-4%)	2mo	$185,000	$153	61
118 Midland Dr	0.74mi	3/1.0	1,232 (-2%)	1mo	$260,000	$211	61
19 Crestwood Pl	0.50mi	4/1.0 (+1)	1,354 (+7%)	4mo	$159,900	$118	56
135 Mildred Dr	0.66mi	3/1.0	1,148 (-9%)	6mo	$165,000	$144	49
149 S Huxley Dr	0.65mi	2/2.0 (-1)	1,140 (-10%)	1mo	$241,500	$212	44
148 Westland Pkwy	0.70mi	4/1.0 (+1)	1,092 (-14%)	5mo	$201,000	$184	36
150 Oehman Blvd	0.66mi	4/2.0 (+1)	1,448 (+15%)	5mo	$160,000	$110	32

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-36,574
• Equity at exit: $27,435

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-40,138
• Equity at exit: $15,909

Cash invested: $51,520 (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: 209
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$965
• Tax from tax record: −$429 /mo · $5,143/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-108

Break-even live

Break-even rent $1,861

Max offer price $164,846

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-56	+0% $-108	+5% $-161	+10% $-213
Rent	-10% $-245	-5% $-177	+0% $-108	+5% $-40	+10% $28
Rate	-1.0pp $-16	-0.5pp $-62	base $-108	+0.5pp $-156	+1.0pp $-205

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	3d	1	0.47mi
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	12d	1	0.58mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	3d	1	0.88mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	5d	1	0.99mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	45d	1	1.02mi
419 Cherokee Dr Buffalo, NY	3.0	1.0	880	$1,800	$2.05	3d	1	1.16mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	19d	1	1.30mi
455-495 Wehrle Dr Cheektowaga, NY	2.0	1.0	1012	$1,450	$1.43	3d	1	1.31mi
22 Matthew Ln Unit Left Cheektowaga, NY	2.0	1.0	1200	$1,100	$0.92	45d	1	1.46mi

Listing history 10 events

1. 2026-05-05
   status Pending 1026-char remark
2. 2026-04-26
   listed $184,000 Active 1026-char remark
3. 2016-06-16
   soldstatus $87,010 Closed Sale or Rented 581-char remark

   Show marketing remark (581 chars)

   Wonderfully updated ranch in quiet Cheektowaga neighborhood. This corner lot has a large, fully fenced yard, wheelchair ramp, large concrete driveway, and impressive 2 car garage. The garage is unique for the neighborhood, and has a new opener and its own subpanel. Tastefully updated interior, featuring new carpets, vinyl flooring, drywall, electric service, sump pump, hardwired smoke and CO detectors, bathroom vanity and tile. Chimney was repointed and capped. Updated windows and glass block in basement. Almost too many updates to name. Owner willing to consider Rent to Own

4. 2016-06-10
   soldstatus $87,010
5. 2016-03-31
   status Pending Sale 581-char remark

   Show marketing remark (581 chars)

   Wonderfully updated ranch in quiet Cheektowaga neighborhood. This corner lot has a large, fully fenced yard, wheelchair ramp, large concrete driveway, and impressive 2 car garage. The garage is unique for the neighborhood, and has a new opener and its own subpanel. Tastefully updated interior, featuring new carpets, vinyl flooring, drywall, electric service, sump pump, hardwired smoke and CO detectors, bathroom vanity and tile. Chimney was repointed and capped. Updated windows and glass block in basement. Almost too many updates to name. Owner willing to consider Rent to Own

6. 2016-03-03
   status Active 581-char remark

   Show marketing remark (581 chars)

   Wonderfully updated ranch in quiet Cheektowaga neighborhood. This corner lot has a large, fully fenced yard, wheelchair ramp, large concrete driveway, and impressive 2 car garage. The garage is unique for the neighborhood, and has a new opener and its own subpanel. Tastefully updated interior, featuring new carpets, vinyl flooring, drywall, electric service, sump pump, hardwired smoke and CO detectors, bathroom vanity and tile. Chimney was repointed and capped. Updated windows and glass block in basement. Almost too many updates to name. Owner willing to consider Rent to Own

7. 2016-02-22
   status Pending Sale 581-char remark

   Show marketing remark (581 chars)

   Wonderfully updated ranch in quiet Cheektowaga neighborhood. This corner lot has a large, fully fenced yard, wheelchair ramp, large concrete driveway, and impressive 2 car garage. The garage is unique for the neighborhood, and has a new opener and its own subpanel. Tastefully updated interior, featuring new carpets, vinyl flooring, drywall, electric service, sump pump, hardwired smoke and CO detectors, bathroom vanity and tile. Chimney was repointed and capped. Updated windows and glass block in basement. Almost too many updates to name. Owner willing to consider Rent to Own

8. 2016-02-10
   listed $89,900 Active 581-char remark

   Show marketing remark (581 chars)

   Wonderfully updated ranch in quiet Cheektowaga neighborhood. This corner lot has a large, fully fenced yard, wheelchair ramp, large concrete driveway, and impressive 2 car garage. The garage is unique for the neighborhood, and has a new opener and its own subpanel. Tastefully updated interior, featuring new carpets, vinyl flooring, drywall, electric service, sump pump, hardwired smoke and CO detectors, bathroom vanity and tile. Chimney was repointed and capped. Updated windows and glass block in basement. Almost too many updates to name. Owner willing to consider Rent to Own

9. 2013-04-25
   listed $49,900
10. 1998-08-20
    soldstatus $47,500

ⓘ 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: $5,143 · $429/mo
• Projected year-2 tax: $5,143 · $429/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 ≥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: $20,684
• − Mortgage interest: −$10,307
• − Property taxes: −$5,143
• − Insurance: −$920
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$5,353
• Taxable loss: −$4,347
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $-258/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: 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

+287.4% since first listed

10 events — show timeline

• 2026-05-05 Pending — WNYREIS
• 2026-04-26 Listed $184,000 WNYREIS
• 2016-06-16 Sold (MLS) $87,010 WNYREIS
• 2016-06-10 Sold (Public Records) $87,010 Public Records
• 2016-03-31 Pending — WNYREIS
• 2016-03-03 Relisted — WNYREIS
• 2016-02-22 Pending — WNYREIS
• 2016-02-10 Listed $89,900 WNYREIS
• 2013-04-25 Listed $49,900 WNYREIS
• 1998-08-20 Sold (Public Records) $47,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,143 · +2.1% YoY. Source: county tax records.