42 Viola Dr · Cheektowaga, NY 14227

$289,999

6 bd · 3.0 ba · 2,040 sqft · MultiFamily public records · 14 Days on market

Built 1966 6,098 sqft lot Est $253k · 15% 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 +20.5/30.0
• 1% rule +6.6/10.0
• DSCR +6.5/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• 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

Investment Opportunity! This multi-family Duplex style home has a total of is 2,040 square feet and is located in the Cheektowaga-Sloan Union Free School District. Each side has 3 bedrooms, 1 1/2 baths, a private partially finished basement with separate laundry hookups as well as separate utilities for gas and electric. Some updates on the left side include windows, electric panel, furnace, and hot water tank. This home has plenty of parking for up to 4 vehicles in the parking area in front of the house. There is also a private fully fenced backyard for relaxing and outdoor entertainment. Looking for investment property? Each side could rent for $1,500 a month, totaling $36,000 annually. After taxes and insurance, that equates to an 10%+ return on your investment. Looking buy and live here? Having additional income from one side can help offset your mortgage payments. Viewings start immediately. Offers will be reviewed 1/11/2024 at 5pm.

Key facts

• Separate utilities
• Multi-family duplex
• Plenty of parking

Tags

• MULTI-FAMILY DUPLEX
• SEPARATE LAUNDRY HOOKUPS
• SEPARATE UTILITIES
• PRIVATE FULLY FENCED BACKYARD
• PLENTY OF PARKING

Property features AI

Finance

• Other: Property contains 2 total units with separate gas and electric meters (2 each); Operating expense details referenced in remarks
• Financial info: Owner pays water (rental arrangements indicate water included)

Exterior

• Parking: Attached garage with 4 spaces; Paved parking; Common parking available; Two or more parking spaces
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: 2-story property; Resale
• Construction: Brick and frame construction with vinyl siding; Asphalt shingle roof; Copper plumbing; Poured foundation; Existing structure (pre-owned)
• Exterior features: Flag lot; Near public transit; Residential lot; City street frontage; Lot dimensions approximately 43 x 140

Interior

• Flooring: Ceramic tile; Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement with sump pump; Varied flooring including ceramic tile, hardwood and laminate
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive. Per door: $191/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 7.9% 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-Sloan Union Free School District (urban): math 33% / reading 38% proficiency, ranked #555 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 111 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $3,352/mo this rent would consume 58% of the median local household income ($69k/yr) (locally 721% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $289,999

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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $252,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Viola Dr	0.02mi	6/3.0	2,040 (0%)	6mo	$253,000	$124	94
34 Pleasant Pkwy	0.69mi	7/3.0 (+1)	2,044 (+0%)	13mo	$252,000	$123	52
125 Shanley St	0.73mi	5/3.0 (-1)	2,200 (+8%)	8mo	$282,000	$128	42

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 · 2.54% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-24,052
• Equity at exit: $43,240

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $4,893
• Equity at exit: $25,074

Cash invested: $81,200 (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 14227

• Home prices YoY: -28.9%
• Rents YoY: 2.5%
• Active inventory: 111
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $3,352 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$625 /mo · $7,504/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $381

Break-even live

Break-even rent $2,870

Max offer price $289,999

Occupancy floor 84%

Sensitivity live

Price	-10% $545	-5% $463	+0% $381	+5% $299	+10% $217
Rent	-10% $116	-5% $249	+0% $381	+5% $514	+10% $646
Rate	-1.0pp $527	-0.5pp $455	base $381	+0.5pp $306	+1.0pp $230

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,352
Total (2 units)			$3,352

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $289,999 Active 14 DOM
2. 2026-06-17
   days on market $289,999 Active 13 DOM
3. 2026-06-16
   days on market $289,999 Active 12 DOM
4. 2026-06-15
   days on market $289,999 Active 11 DOM
5. 2026-06-13
   days on market $289,999 Active 9 DOM
6. 2026-06-10
   days on market $289,999 Active 6 DOM
7. 2026-06-09
   days on market $289,999 Active 5 DOM
8. 2026-06-08
   days on market $289,999 Active 4 DOM
9. 2026-06-07
   days on market $289,999 Active 3 DOM
10. 2026-06-05
    remarks 695-char remark
11. 2026-06-05
    listed $289,999 Active 1 DOM

ⓘ 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: $7,504 · $625/mo
• Projected year-2 tax: $7,504 · $625/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 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: $40,224
• − Mortgage interest: −$16,244
• − Property taxes: −$7,504
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,218
• − Management: −$3,218
• − Depreciation: −$8,436
• Taxable income: $153
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $4,536/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-Sloan Union Free School District
• NCES district ID: 3627000
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $45,810
• Composite: 30.35/100
• National rank: #6263
• State rank: #555 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): 20,621
• Household income: $68,928
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 721.0

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 (81%)
• Race & ethnicity: White 81% Black 8% Hispanic / Latino 6% Two or more races 3% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 31% Lithuanian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -124.77%
• Current HPI: 306.8358
• Rent YoY: ▲ 2.54%
• 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

+218.7% since first listed

9 events — show timeline

• 2026-06-04 Listed $289,999 WNYREIS
• 2024-03-25 Sold (Public Records) $250,000 Public Records
• 2024-03-21 Sold (MLS) $250,000 WNYREIS
• 2024-01-13 Pending — WNYREIS
• 2023-12-13 Listed $249,900 WNYREIS
• 2021-07-13 Pending — WNYREIS
• 2021-07-12 Listing Removed — WNYREIS
• 2021-06-28 Listed $189,000 WNYREIS
• 2006-06-16 Sold (Public Records) $91,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $7,504 · +1.2% YoY. Source: county tax records.