76 Sandra Dr · Cheektowaga, NY 14225

$228,900

4 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 16 Days on market

Built 1952 8,712 sqft lot $173/sqft · 10% below area Est $256k · 10% under

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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 +14.7/30.0
• ARV discount +12.2/15.0
• Schools +5.9/10.0
• 1% rule +4.9/10.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This four-bedroom, one bath Cape Cod is located in the desirable Maryvale School District. With two bedrooms on the first floor, this home can "live like a ranch. " Updates include remodeled kitchen and bath and luxury vinyl plank flooring throughout most of the home. Stay cool in the summer with central air and mini-split units on the second floor. Soundproof windows ensure peace and quiet. There's plenty of curb appeal with maintenance free vinyl siding and re-shingled roof (2024.) A patio, one-and-a-half car garage and large yard with mature trees complete this Cheektowaga Charmer. Showings start May 17, 2026 and offers, if any, will be reviewed on May 27, 2026 at 5 PM.

Key facts

• Remodeled kitchen
• Soundproof windows
• Remodeled bath

Tags

• REMODELED KITCHEN
• REMODELED BATH
• LUXURY VINYL PLANK FLOORING
• CENTRAL AIR
• MINI-SPLIT UNITS
• SOUNDPROOF WINDOWS

Property features AI

Exterior

• Parking: Detached garage with electricity; Approximately 1.5 garage spaces
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story residence (entry level listed as main); Vinyl siding; Asphalt roof; Poured foundation; Existing (resale) property
• Construction: Vinyl siding construction; Asphalt roof; Poured foundation; Year built: existing (no new construction)
• Exterior features: Blacktop driveway; Partial fencing; Patio; Near public transit; Rectangular residential lot (approx. 52 x 162)

Interior

• Kitchen: Eat-in kitchen; Solid surface counters; Appliances negotiable
• Bedrooms: Two main-level bedrooms; Two second-level bedrooms (one ~15 x 14, one ~14 x 12); First-level bedrooms include one ~14 x 11 and one ~10 x 10
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating with forced air; Heat pump; Central air
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Solid surface counters; Bedroom on main level; Full basement with sump pump
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $60 ($715/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (0.6% below list).
• Recommended offer: $225k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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-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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 41% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $165k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,466 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 8.4

CMA / ARV

• ARV (median comp): $255,661
• List price: $228,900
• Delta: -10.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Maryvale Dr	0.29mi	4/1.0	1,369 (+3%)	4mo	$182,500	$133	78
4273 Union Rd	0.42mi	4/1.5	1,302 (-2%)	0mo	$245,000	$188	75
63 Princeton Ct	0.34mi	3/1.5 (-1)	1,272 (-4%)	7mo	$233,500	$184	64
76 Chardon Dr	0.30mi	4/1.0	1,500 (+13%)	3mo	$256,000	$171	62
191 Chapel Ave	0.53mi	4/1.0	1,263 (-5%)	7mo	$235,000	$186	62
15 Pleasant St	0.45mi	3/2.0 (-1)	1,215 (-8%)	2mo	$274,000	$226	54
20 Colden Ct	0.64mi	3/1.5 (-1)	1,273 (-4%)	5mo	$179,000	$141	53
77 Balbach Dr	0.73mi	3/2.0 (-1)	1,290 (-3%)	4mo	$250,000	$194	49
43 Barone Cir	0.64mi	3/1.0 (-1)	1,148 (-13%)	1mo	$180,000	$157	41
44 Pinevale Ct	0.70mi	3/2.0 (-1)	1,472 (+11%)	0mo	$309,000	$210	40
70 Crandon Blvd	0.70mi	3/1.0 (-1)	1,134 (-14%)	3mo	$295,000	$260	36
74 Harris Ct	0.73mi	3/2.0 (-1)	1,132 (-15%)	6mo	$239,000	$211	28

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-33,169
• Equity at exit: $34,130

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-23,472
• Equity at exit: $19,791

Cash invested: $64,092 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$1,200
• Tax from tax record: −$442 /mo · $5,300/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $60

Break-even live

Break-even rent $2,199

Max offer price $228,900

Occupancy floor 92%

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: $57,225
• Closing costs: $6,867
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1328 Cleveland Dr Buffalo, NY	3.0	1.0	1020	$2,200	$2.16	1d	1	0.77mi
419 Cherokee Dr Buffalo, NY	3.0	1.0	880	$1,800	$2.05	1d	1	1.07mi
239 Lehn Springs Dr Buffalo, NY	3.0	1.0	1700	$3,200	$1.88	2d	1	1.42mi

Listing history 9 events

1. 2026-05-13
   listed $228,900 Active 691-char remark
2. 2025-11-03
   listed $224,900 Active
3. 2025-10-24
   historical
4. 2025-10-20
   historical
5. 2025-10-17
   listed $224,900 Active
6. 2025-05-27
   listed $229,900 Active
7. 2022-08-18
   soldstatus $165,000
8. 2006-09-22
   soldstatus $80,000
9. 1998-06-01
   soldstatus $65,000

ⓘ 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: $5,300 · $442/mo
• Projected year-2 tax: $5,300 · $442/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 ≥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: $27,296
• − Mortgage interest: −$12,822
• − Property taxes: −$5,300
• − Insurance: −$1,144
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$6,659
• Taxable loss: −$2,997
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $1,434/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

+252.2% since first listed

10 events — show timeline

• 2026-05-29 Pending — WNYREIS
• 2026-05-13 Listed $228,900 WNYREIS
• 2025-11-03 Listed $224,900 WNYREIS
• 2025-10-24 Listing Removed — WNYREIS
• 2025-10-20 Listing Removed — WNYREIS
• 2025-10-17 Listed $224,900 WNYREIS
• 2025-05-27 Listed $229,900 WNYREIS
• 2022-08-18 Sold (Public Records) $165,000 Public Records
• 2006-09-22 Sold (Public Records) $80,000 Public Records
• 1998-06-01 Sold (Public Records) $65,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,300 · +2.0% YoY. Source: county tax records.