30 Meadowlawn Rd · Cheektowaga, NY 14225

$349,900

6 bd · 3.5 ba · 3,039 sqft · MultiFamily public records · 35 Days on market

Built 1920 7,841 sqft lot $115/sqft · 41% below area Est $594k · 41% 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 +15.0/15.0
• Cash flow +7.6/30.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Currently a 3 unit w/ 6 bedrooms and 3 baths, can be single family with in law potential. New updates in 2012 including HWT/Furnace/spray insulation, garage door, windows including basement glass block. Also has a full attic with possible extra bedroom. This is an estate and is in the process of being cleared out. So much space. Single family or income potential, choice is yours. Showings start 12/16/22, offers reviewed as they are received. Home also has a reverse osmosis water filter system. Large fenced lot as well. Maryvale schools. Also listed as a multi unit MLS#B1448287.

Key facts

• Well-kept interior
• 7,841 sq ft lot
• 2 garage spots

Tags

• MULTI-FAMILY PROPERTY
• THREE SEPARATE APARTMENTS
• QUIET BUFFALO NEIGHBORHOOD
• CONVENIENT ACCESS TO AMENITIES
• WELL-KEPT INTERIOR
• MULTIPLE LIVING OPPORTUNITIES

Property features AI

Finance

• Financial info: Property configured as a 3-unit building with separate gas and electric meters for each unit; Current rents listed per unit: $700 (1-bed), $1,075 (2-bed), $1,700 (3-bed); Owner pays garage, heat, and water; rent includes heat, parking, and water; Operating expense details: see remarks

Exterior

• Parking: Detached garage with 2 garage spaces; Concrete parking areas
• Utilities: Public water connected; Sewer connected
• Home design: Brick construction; Two-story building; Existing/resale property; Asphalt roof
• Construction: Brick exterior; Asphalt roof
• Exterior features: Corner, rectangular lot (approx. 65 x 120); 0.18-acre lot

Interior

• Kitchen: Eat-in kitchens in upper units (as described for two units)
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit; One 3-bedroom unit
• Flooring: Hardwood; Tile; Vinyl; Varies by area/unit
• Bathrooms: Three full bathrooms (one in each unit)
• Heating & cooling: Gas heating (includes hot water and stove heat; see remarks); Wall cooling units
• Interior features: Partially finished full basement; Hardwood, tile, vinyl, and varied flooring throughout
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative. Per door: $-212/mo.
• To cash-flow at today's rent, offer at most $275k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (19.9% below list).
• Recommended offer: $275k (21.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.8% in Cheektowaga — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,804/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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $250k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $275,111 (21.4% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 10.4

CMA / ARV

• ARV (median comp): $593,994
• List price: $349,900
• Delta: -41.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 N Creek Dr	0.60mi	6/2.0	2,695 (-11%)	19mo	$385,000	$143	31
53 Creekview Dr	0.63mi	5/2.0 (-1)	2,665 (-12%)	13mo	$355,000	$133	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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-83,485
• Equity at exit: $52,171

10-year hold

• IRR: -20.8%
• Equity multiple: -0.09×
• Total profit: $-106,696
• Equity at exit: $30,253

Cash invested: $97,972 (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: 20.8×

Monthly cashflow live

• Estimated rent: $2,804 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$658 /mo · $7,894/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-423

Break-even live

Break-even rent $3,340

Max offer price $275,111

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,804
Total (2 units)			$2,804

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $349,900 Active 35 DOM
2. 2026-06-17
   days on market $349,900 Active 34 DOM
3. 2026-06-16
   days on market $349,900 Active 33 DOM
4. 2026-06-15
   days on market $349,900 Active 32 DOM
5. 2026-06-13
   days on market $349,900 Active 30 DOM
6. 2026-06-10
   days on market $349,900 Active 27 DOM
7. 2026-06-09
   days on market $349,900 Active 26 DOM
8. 2026-06-08
   days on market $349,900 Active 25 DOM
9. 2026-06-07
   days on market $349,900 Active 24 DOM
10. 2026-06-03
    days on market $349,900 Active 20 DOM
11. 2026-06-02
    days on market $349,900 Active 19 DOM
12. 2026-06-01
    days on market $349,900 Active 18 DOM
13. 2026-05-31
    days on market $349,900 Active 17 DOM
14. 2026-05-14
    listed $365,000 Active 1644-char remark
15. 2023-03-29
    soldstatus $250,000
16. 2023-03-15
    soldstatus $250,000 Closed Sale or Rented 584-char remark

    Show marketing remark (584 chars)

    Currently a 3 unit w/ 6 bedrooms and 3 baths, can be single family with in law potential. New updates in 2012 including HWT/Furnace/spray insulation, garage door, windows including basement glass block. Also has a full attic with possible extra bedroom. This is an estate and is in the process of being cleared out. So much space. Single family or income potential, choice is yours. Showings start 12/16/22, offers reviewed as they are received. Home also has a reverse osmosis water filter system. Large fenced lot as well. Maryvale schools. Also listed as a multi unit MLS#B1448287.

17. 2023-01-16
    status Pending Sale 584-char remark

    Show marketing remark (584 chars)

    Currently a 3 unit w/ 6 bedrooms and 3 baths, can be single family with in law potential. New updates in 2012 including HWT/Furnace/spray insulation, garage door, windows including basement glass block. Also has a full attic with possible extra bedroom. This is an estate and is in the process of being cleared out. So much space. Single family or income potential, choice is yours. Showings start 12/16/22, offers reviewed as they are received. Home also has a reverse osmosis water filter system. Large fenced lot as well. Maryvale schools. Also listed as a multi unit MLS#B1448287.

18. 2023-01-11
    status Under Contract- Do Not Show

    Show marketing remark (584 chars)

    Currently a 3 unit w/ 6 bedrooms and 3 baths, can be single family with in law potential. New updates in 2012 including HWT/Furnace/spray insulation, garage door, windows including basement glass block. Also has a full attic with possible extra bedroom. This is an estate and is in the process of being cleared out. So much space. Single family or income potential, choice is yours. Showings start 12/16/22, offers reviewed as they are received. Home also has a reverse osmosis water filter system. Large fenced lot as well. Maryvale schools. Also listed as a multi unit MLS#B1448287.

19. 2023-01-11
    status Under Contract- Do Not Show 584-char remark

    Show marketing remark (584 chars)

    Currently a 3 unit w/ 6 bedrooms and 3 baths, can be single family with in law potential. New updates in 2012 including HWT/Furnace/spray insulation, garage door, windows including basement glass block. Also has a full attic with possible extra bedroom. This is an estate and is in the process of being cleared out. So much space. Single family or income potential, choice is yours. Showings start 12/16/22, offers reviewed as they are received. Home also has a reverse osmosis water filter system. Large fenced lot as well. Maryvale schools. Also listed as a multi unit MLS#B1448287.

20. 2023-01-02
    historical
21. 2022-12-12
    listed $265,000 Active 584-char remark

    Show marketing remark (584 chars)

    Currently a 3 unit w/ 6 bedrooms and 3 baths, can be single family with in law potential. New updates in 2012 including HWT/Furnace/spray insulation, garage door, windows including basement glass block. Also has a full attic with possible extra bedroom. This is an estate and is in the process of being cleared out. So much space. Single family or income potential, choice is yours. Showings start 12/16/22, offers reviewed as they are received. Home also has a reverse osmosis water filter system. Large fenced lot as well. Maryvale schools. Also listed as a multi unit MLS#B1448287.

22. 2022-12-12
    listed $265,000 Active

    Show marketing remark (584 chars)

    Currently a 3 unit w/ 6 bedrooms and 3 baths, can be single family with in law potential. New updates in 2012 including HWT/Furnace/spray insulation, garage door, windows including basement glass block. Also has a full attic with possible extra bedroom. This is an estate and is in the process of being cleared out. So much space. Single family or income potential, choice is yours. Showings start 12/16/22, offers reviewed as they are received. Home also has a reverse osmosis water filter system. Large fenced lot as well. Maryvale schools. Also listed as a multi unit MLS#B1448287.

23. 2005-04-08
    soldstatus $110,000

ⓘ 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: $7,894 · $658/mo
• Projected year-2 tax: $7,894 · $658/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 2/10 Low
• 🌡 Heat 3/10 Moderate 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: $33,648
• − Mortgage interest: −$19,600
• − Property taxes: −$7,894
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,692
• − Management: −$2,692
• − Depreciation: −$10,179
• Taxable loss: −$11,158
• Est. tax savings @ 24.0%: +$2,678
• After-tax cash flow: $-2,403/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

+218.1% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $349,900 WNYREIS
• 2026-05-14 Listed $365,000 WNYREIS
• 2023-03-29 Sold (Public Records) $250,000 Public Records
• 2023-03-15 Sold (MLS) $250,000 WNYREIS
• 2023-01-16 Pending — WNYREIS
• 2023-01-11 Pending — WNYREIS
• 2023-01-11 Pending — WNYREIS
• 2023-01-02 Listing Removed — WNYREIS
• 2022-12-12 Listed $265,000 WNYREIS
• 2022-12-12 Listed $265,000 WNYREIS
• 2005-04-08 Sold (Public Records) $110,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $7,894 · +2.0% YoY. Source: county tax records.