57 Barbara Pl · Cheektowaga, NY 14225

$99,900

2 bd · 1.5 ba · 1,501 sqft · SingleFamily public records · 14 Days on market

Built 1940 3,049 sqft 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 +22.3/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Livability +4.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors, Flippers, and DIY Enthusiasts! Bring your toolbelt and your vision to 57 Barbara Place, a diamond in the rough offering incredible equity potential in a highly convenient Cheektowaga neighborhood. This Cape Cod-style property represents the ultimate blank canvas, perfect for a complete modern rehab, a profitable fix-and-flip, or a high-yield addition to your long-term rental portfolio. The home features a classic floor plan, a flexible upper level, a full basement with great storage/workshop capacity, and a deep, fully fenced backyard. Tucked away on a quiet street just off Genesee, you are minutes from the Buffalo Niagara International Airport, the NYS Thruway (I-90),

Key facts

• Quiet street
• Near shopping
• Near local parks

Tags

• FULL BASEMENT
• FENCED BACKYARD
• QUIET STREET
• MINUTES FROM AIRPORT
• NEAR LOCAL PARKS
• NEAR SHOPPING

Property features AI

Exterior

• Parking: No garage; Driveway; Shared driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Vinyl siding; Resale condition
• Construction: Built (existing); Block foundation
• Exterior features: Concrete driveway; Near public transit; Rectangular residential lot (approx. 48 x 60)

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.3% 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 Central School District (urban): math 30% / reading 37% proficiency, ranked #564 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 207 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.40% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $208,639
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Olcott Pl	0.22mi	3/1.0 (+1)	1,430 (-5%)	8mo	$165,000	$115	68
31 Alpine Pl	0.22mi	2/1.0	1,597 (+6%)	14mo	$100,000	$63	66
67 Carol Dr	0.35mi	3/1.0 (+1)	1,384 (-8%)	2mo	$225,000	$163	62
54 Roma Ave	0.32mi	3/1.5 (+1)	1,320 (-12%)	1mo	$165,000	$125	59
365 Pine Ridge Rd	0.34mi	2/1.0	1,374 (-8%)	14mo	$190,365	$139	57
70 Eggert Rd	0.30mi	3/1.0 (+1)	1,342 (-11%)	6mo	$215,000	$160	56
4 Villa Moraine Dr	0.36mi	3/1.5 (+1)	1,680 (+12%)	4mo	$289,000	$172	55
79 Courtland Ave	0.45mi	3/1.0 (+1)	1,318 (-12%)	9mo	$165,000	$125	44
105 Hoerner Ave	0.74mi	3/1.0 (+1)	1,367 (-9%)	2mo	$90,000	$66	42
57 Victoria Blvd	0.51mi	3/2.0 (+1)	1,331 (-11%)	13mo	$223,500	$168	40
134 Park Edge Dr	0.51mi	3/1.5 (+1)	1,290 (-14%)	10mo	$253,000	$196	39
372 Roslyn St	0.67mi	3/1.0 (+1)	1,362 (-9%)	14mo	$180,000	$132	35

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,525
• Equity at exit: $14,895

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $9,401
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$524
• Tax from tax record: −$374 /mo · $4,483/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $165

Break-even live

Break-even rent $1,189

Max offer price $99,900

Occupancy floor 83%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	0.42mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	23d	1	0.56mi
110 Gerald Ave Buffalo, NY	2.0	1.0	2098	$1,100	$0.52	23d	1	0.66mi
71 Gerald Ave Buffalo, NY	2.0	1.0	1773	$1,100	$0.62	43d	1	0.71mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	11d	1	0.83mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	0.90mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	23d	1	0.94mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	0.97mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	0.99mi
2935 Genesee St Unit Up Buffalo, NY	1.0	1.0	1400	$1,400	$1.00	17d	1	1.11mi
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	10d	1	1.11mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	1d	1	1.18mi
20 Mildred Dr Rm 2 Cheektowaga, NY	1.0	1.0	1420	$1,400	$0.99	19d	1	1.27mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	1.43mi

Listing history 11 events

1. 2026-06-18
   days on market $99,900 Active 14 DOM
2. 2026-06-17
   days on market $99,900 Active 13 DOM
3. 2026-06-16
   days on market $99,900 Active 12 DOM
4. 2026-06-15
   days on market $99,900 Active 11 DOM
5. 2026-06-13
   pricedays on market $99,900 Active 9 DOM
6. 2026-06-10
   days on market $89,900 Active 6 DOM
7. 2026-06-09
   days on market $89,900 Active 5 DOM
8. 2026-06-08
   days on market $89,900 Active 4 DOM
9. 2026-06-07
   days on market $89,900 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $89,900 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: $4,483 · $374/mo
• Projected year-2 tax: $4,483 · $374/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 3/10 Moderate 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: $16,766
• − Mortgage interest: −$5,596
• − Property taxes: −$4,483
• − Insurance: −$500
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,906
• Taxable income: $599
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $1,832/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 Central School District
• NCES district ID: 3607230
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $43,401
• Composite: 28.45/100
• National rank: #6753
• State rank: #564 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

1 event — show timeline

• 2026-06-04 Listed $89,900 WNYREIS

Property tax history

+5.5%/yr

Latest (2025): $4,483 · -2.2% YoY. Source: county tax records.