60 Rosewood Ter · Cheektowaga, NY 14225

$119,900

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 6 Days on market

Built 1947 9,583 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 +23.4/30.0
• 1% rule +7.8/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 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

Calling all investors and flippers! Prime 3 bedroom, 1 bath Cape in Cheektowaga. Brick exterior, large 2 car detached garage and convenient breezeway. With some work and vision, this house will shine. Good room sizes, some hardwood floors and brand new furnace (less than 3 months old). The property is located by Cheektowaga Town Park and many amenities. UPDATE: OFFERS ARE DUE 6/15 AT 2:00

Key facts

• Brick exterior
• Convenient breezeway
• Brand new furnace

Tags

• BRICK EXTERIOR
• LARGE DETACHED GARAGE
• CONVENIENT BREEZEWAY
• HARDWOOD FLOORS
• BRAND NEW FURNACE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Cable available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Brick construction; Asphalt roof; Existing (previously built)
• Construction: Poured foundation; Brick construction; Asphalt roof; Built previously (existing)
• Exterior features: Concrete driveway; Partial fence; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bathroom rough-in; Bedroom on main level; Full basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 8.5% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1947 — 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: 1.28% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $245,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Southern Pkwy	0.13mi	4/1.5 (+1)	1,471 (+0%)	1mo	$237,000	$161	86
25 Mcnaughton Ave	0.24mi	3/2.0	1,437 (-2%)	4mo	$255,000	$177	79
78 Grand Blvd	0.42mi	3/1.0	1,540 (+5%)	2mo	$252,000	$164	70
99 Grand Blvd	0.40mi	3/2.0	1,542 (+5%)	4mo	$200,000	$130	65
20 Mildred Dr	0.52mi	3/2.0	1,420 (-3%)	7mo	$250,000	$176	61
32 Eden Ln	0.40mi	3/2.0	1,326 (-9%)	2mo	$225,000	$170	60
90 Mildred Dr	0.58mi	3/2.5	1,510 (+3%)	5mo	$225,000	$149	57
17 Woodrow Pl	0.55mi	3/1.5	1,676 (+14%)	1mo	$262,000	$156	47
19 Crestwood Pl	0.74mi	4/1.0 (+1)	1,354 (-8%)	4mo	$159,900	$118	45
338 Mcnaughton Ave	0.55mi	4/1.0 (+1)	1,282 (-12%)	5mo	$271,000	$211	44
27 Adlon Pl	0.69mi	4/2.0 (+1)	1,584 (+8%)	5mo	$265,958	$168	42
4 Villa Moraine Dr	0.66mi	3/1.5	1,680 (+15%)	4mo	$289,000	$172	39

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,228
• Equity at exit: $17,877

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $14,080
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$629
• Tax from tax record: −$316 /mo · $3,790/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $221

Break-even live

Break-even rent $1,259

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	43d	1	0.29mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	11d	1	0.49mi
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	10d	1	0.55mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	1d	1	0.67mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	16d	1	0.67mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	16d	1	0.81mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	3d	1	0.91mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	0.99mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	1.02mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	1.15mi
419 Cherokee Dr Buffalo, NY	3.0	1.0	880	$1,800	$2.05	1d	1	1.15mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	1.28mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	43d	1	1.38mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	23d	1	1.39mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	1.46mi

Listing history 4 events

1. 2026-06-16
   statusdays on market $119,900 Pending 6 DOM
2. 2026-06-15
   days on market $119,900 Active 5 DOM
3. 2026-06-13
   remarks 391-char remark
4. 2026-06-13
   listed $119,900 Active 3 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: $3,790 · $316/mo
• Projected year-2 tax: $3,790 · $316/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 (shaded) · 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: $18,464
• − Mortgage interest: −$6,716
• − Property taxes: −$3,790
• − Insurance: −$600
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$3,488
• Taxable income: $916
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $2,432/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

• 2026-06-10 Listed $119,900 WNYREIS

Property tax history

+8.8%/yr

Latest (2025): $3,790 · +12.6% YoY. Source: county tax records.