858 Wehrle Dr · Cheektowaga, NY 14221

$749,900

8 bd · 4.0 ba · 6,294 sqft · MultiFamily public records · 24 Days on market

Built 1949 0.31 ac lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

RARE Multi-Generational Investment Opportunity This is a true once-in-a-three-lifetime opportunity. Passed down meticulously from grandfather to father to son. This pristine, all-brick 4-unit property is now available to the fortunate next buyer. Situated in the highly sought-after Williamsville School District, the property features a convenient, accessible driveway on S. Harvest Rd. Built to last with an all-brick exterior, metal roof and a solid poured foundation. This 4.494 sf property offers incredible versatility for an investor or an owner-occupant looking for a premium house-hack! The Units     •  Three Identical Turn-Key Units: Each features a

Key facts

• Metal roof
• Locked storage areas
• Accessible driveway

Tags

• WILLIAMSVILLE SCHOOL DISTRICT
• ACCESSIBLE DRIVEWAY
• ALL-BRICK EXTERIOR
• METAL ROOF
• SOLID POURED FOUNDATION
• LOCKED STORAGE AREAS

Property features AI

Finance

• Financial info: Four-unit multifamily building with separate gas and electric meters for each unit; Some units are rented month-to-month; Owner pays water; water is included in rent for tenants; Operating expense details referenced in remarks

Exterior

• Parking: Attached garage with garage door opener; Six garage spaces; Paved parking with two or more spaces available
• Security: Fully fenced lot (provides added privacy/security)
• Utilities: Electricity connected (circuit breakers and fuses); Public water connected; Sewer connected
• Home design: Brick construction; Two-story building; Existing/resale property; Metal roof
• Construction: Poured foundation
• Exterior features: Fully fenced yard; Private yard; Patio; Covered and open porch options; Rectangular residential lot; City street frontage

Interior

• Kitchen: Oven/Range; Refrigerator; Eat-in kitchen or dining area depending on unit; Dishwasher (in at least one unit)
• Bedrooms: Four units with 2-bedroom units (some units month-to-month) and one 3-bedroom unit
• Flooring: Carpet; Laminate; Varies by unit
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Gas heating; Baseboard heating; Electric heating; Wall cooling units
• Interior features: Ceiling fans; Pull-down attic stairs; Storage space
• Laundry & utility: Washer hookup; Laundry in-unit for at least one unit; Gas water heater

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive. Per door: $147/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $728k (2.9% below list).
• Recommended offer: $728k (2.9% below list) — sets the bar for 1% rule.
• 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-.
• Williamsville Central School District (suburban): math 64% / reading 77% proficiency, ranked #114 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.0%/yr); 329 active listings in the ZIP; solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $7,280/mo this rent would consume 86% of the median local household income ($102k/yr) (locally 1956% 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($739k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $728,000 (2.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-69,056
• Equity at exit: $111,813

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $52,566
• Equity at exit: $64,838

Cash invested: $209,972 (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 14221

• Rents YoY: 5.0%
• Active inventory: 329
• Price-to-rent: 34.3×

Monthly cashflow live

• Estimated rent: $7,280 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$920 /mo · $11,038/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,529
• Net cashflow: $586

Break-even live

Break-even rent $6,538

Max offer price $749,900

Occupancy floor 87%

Sensitivity live

Price	-10% $1,011	-5% $799	+0% $586	+5% $374	+10% $162
Rent	-10% $11	-5% $299	+0% $586	+5% $874	+10% $1,161
Rate	-1.0pp $964	-0.5pp $777	base $586	+0.5pp $392	+1.0pp $194

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,280
Total (4 units)			$7,280

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: $187,475
• Closing costs: $22,497
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   status $749,900 Pending 24 DOM
2. 2026-06-10
   days on market $749,900 Active 24 DOM
3. 2026-06-09
   days on market $749,900 Active 23 DOM
4. 2026-06-08
   days on market $749,900 Active 22 DOM
5. 2026-06-07
   days on market $749,900 Active 21 DOM
6. 2026-06-05
   days on market $749,900 Active 18 DOM
7. 2026-06-03
   days on market $749,900 Active 17 DOM
8. 2026-06-02
   days on market $749,900 Active 16 DOM
9. 2026-06-01
   days on market $749,900 Active 15 DOM
10. 2026-05-31
    days on market $749,900 Active 14 DOM
11. 2026-05-17
    listed $749,900 Active

ⓘ 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: $11,038 · $920/mo
• Projected year-2 tax: $11,856 · $988/mo
• Expected delta: +$817/yr (+$68/mo · 7.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $87,360
• − Mortgage interest: −$42,006
• − Property taxes: −$11,038
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,989
• − Management: −$6,989
• − Depreciation: −$21,815
• Taxable loss: −$5,227
• Est. tax savings @ 24.0%: +$1,254
• After-tax cash flow: $8,290/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: Williamsville Central School District
• NCES district ID: 3631470
• Math proficiency: 64% ▼ -14.00%
• Reading proficiency: 77% ▲ 6.00%
• Median HH income: $79,907
• Composite: 62.59/100
• National rank: #678
• State rank: #114 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

• County: Erie County · 714,559 people
• City population: 55,470
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 55,255
• Household income: $101,615
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1956.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 15% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Other Asian/Pacific 2% Spanish 2%

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: ▼ -301.37%
• Current HPI: 322.6947
• Rent YoY: ▲ 5.01%
• 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

1 event — show timeline

• 2026-05-17 Listed $749,900 WNYREIS

Property tax history

+5.3%/yr

Latest (2025): $11,038 · +1.6% YoY. Source: county tax records.