1259 Walden Ave · Cheektowaga, NY 14211

$130,000

7 bd · 3.0 ba · 2,460 sqft · MultiFamily public records · 22 Days on market

Built 1860 4,356 sqft lot $53/sqft · 63% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +4.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Welcome this spacious multi-family house nestled in 1259 Walden Ave, Buffalo, NY 14211. This house features 7 bedrooms and 3 bathrooms, providing plenty of room for large families and an exceptional opportunity for investors. It is conveniently located near malls and shopping centers. Additionally, its proximity to public transportation makes commuting easy! Whether you're looking to create warm , inviting home or a profitable rental property, this house is a full of potential. Don't miss this wonderful opportunity. Schedule your viewing today!

Key facts

• Large backyard
• Full renovation
• Close to shopping

Tags

• FULL RENOVATION
• LARGE BACKYARD
• CLOSE TO SHOPPING
• PUBLIC TRANSPORTATION
• RESTAURANTS
• MULTI-UNIT PROPERTY

Property features AI

Finance

• Other: Three total units; Three separate gas meters; Three separate electric meters
• Financial info: Operating expenses include water and sewer; Owner pays: other (see remarks); Rent includes: see remarks

Exterior

• Parking: See remarks for parking details
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Frame construction with vinyl siding; Resale property
• Construction: Existing construction
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: Three full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $630/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.8% 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: 172 active listings in the ZIP; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $3,888/mo this rent would consume 129% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,050 (1.5% 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 1860 — 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. 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 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: 2.99% ✓
• Cap rate: 23.75%
• Cash-on-cash: 62.35%
• DSCR: 3.77
• GRM: 2.8

CMA / ARV

• ARV (median comp): $353,427
• List price: $130,000
• Delta: -63.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Pine Ridge Rd	0.35mi	7/4.0	2,428 (-1%)	13mo	$311,000	$128	67
146 Straley Ave	0.34mi	7/3.0	2,594 (+5%)	11mo	$365,000	$141	66
39 Gualbert Ave	0.20mi	7/2.0	2,332 (-5%)	18mo	$222,000	$95	63
143 Reo Ave	0.31mi	6/3.0 (-1)	2,251 (-8%)	8mo	$261,000	$116	60
50 Randolph Ave	0.49mi	6/2.0 (-1)	2,449 (-0%)	14mo	$295,000	$120	56
29 Hoerner Ave	0.29mi	6/2.0 (-1)	2,331 (-5%)	17mo	$305,000	$131	55
147 Wanda Ave	0.34mi	8/4.0 (+1)	2,760 (+12%)	4mo	$270,000	$98	52
51 Randolph Ave	0.46mi	6/2.0 (-1)	2,198 (-11%)	4mo	$235,101	$107	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.3%
• Equity multiple: 4.57×
• Total profit: $129,931
• Equity at exit: $51,621

10-year hold

• IRR: 66.6%
• Equity multiple: 9.31×
• Total profit: $302,369
• Equity at exit: $74,602

Cash invested: $36,400 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,888 high
• Mortgage (P&I): −$682
• Tax from tax record: −$444 /mo · $5,331/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $1,891

Break-even live

Break-even rent $1,494

Max offer price $130,000

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,542
1× unit	3	1	$1,346
Total (3 units)			$3,888

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-04
   listed $130,000 Active 1307-char remark
2. 2025-04-14
   soldstatus $109,900
3. 2025-04-08
   soldstatus $109,000 Closed 550-char remark

   Show marketing remark (550 chars)

   Welcome this spacious multi-family house nestled in 1259 Walden Ave, Buffalo, NY 14211. This house features 7 bedrooms and 3 bathrooms, providing plenty of room for large families and an exceptional opportunity for investors. It is conveniently located near malls and shopping centers. Additionally, its proximity to public transportation makes commuting easy! Whether you're looking to create warm , inviting home or a profitable rental property, this house is a full of potential. Don't miss this wonderful opportunity. Schedule your viewing today!

4. 2025-01-16
   status Pending 550-char remark

   Show marketing remark (550 chars)

   Welcome this spacious multi-family house nestled in 1259 Walden Ave, Buffalo, NY 14211. This house features 7 bedrooms and 3 bathrooms, providing plenty of room for large families and an exceptional opportunity for investors. It is conveniently located near malls and shopping centers. Additionally, its proximity to public transportation makes commuting easy! Whether you're looking to create warm , inviting home or a profitable rental property, this house is a full of potential. Don't miss this wonderful opportunity. Schedule your viewing today!

5. 2024-12-18
   listed $109,000 Active 550-char remark

   Show marketing remark (550 chars)

   Welcome this spacious multi-family house nestled in 1259 Walden Ave, Buffalo, NY 14211. This house features 7 bedrooms and 3 bathrooms, providing plenty of room for large families and an exceptional opportunity for investors. It is conveniently located near malls and shopping centers. Additionally, its proximity to public transportation makes commuting easy! Whether you're looking to create warm , inviting home or a profitable rental property, this house is a full of potential. Don't miss this wonderful opportunity. Schedule your viewing today!

ⓘ 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: $5,331 · $444/mo
• Projected year-2 tax: $5,331 · $444/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: $46,656
• − Mortgage interest: −$7,282
• − Property taxes: −$5,331
• − Insurance: −$650
• − Repairs & maintenance: −$3,732
• − Management: −$3,732
• − Depreciation: −$3,782
• Taxable income: $22,146
• Est. tax owed @ 24.0%: −$5,315
• After-tax cash flow: $17,381/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: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• 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

+19.3% since first listed

6 events — show timeline

• 2026-05-26 Pending — WNYREIS
• 2026-05-04 Listed $130,000 WNYREIS
• 2025-04-14 Sold (Public Records) $109,900 Public Records
• 2025-04-08 Sold (MLS) $109,000 WNYREIS
• 2025-01-16 Pending — WNYREIS
• 2024-12-18 Listed $109,000 WNYREIS

Property tax history

+11.5%/yr

Latest (2025): $5,331 · +13.0% YoY. Source: county tax records.