5176 Genesee St · Cheektowaga, NY 14026

$265,000

3 bd · 1.5 ba · 2,018 sqft · SingleFamily public records · 28 Days on market

Built 1947 0.55 ac lot $131/sqft · 52% below area

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Appreciation +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 5176 Genesee Street in Bowmansville, NY! A warm and inviting home with a spacious, flexible layout perfect for everyday living and entertaining. Featuring four generously sized bedrooms plus a versatile bonus space that can serve as a fifth bedroom with a bright, attached sunroom, home office, or additional living area. The sunroom adds a special touch, filling the space with natural light and creating a peaceful spot to relax, work, or unwind. The eat-in kitchen is perfect for daily meals, while the large living room with a cozy wood burning fireplace creates a comfortable place to gather. A full bath on the first floor and a spacious half bath upstairs add convenience, and the

Key facts

• Full basement
• Eat-in kitchen
• Attached sunroom

Tags

• ATTACHED SUNROOM
• EAT-IN KITCHEN
• WOOD BURNING FIREPLACE
• FULL BASEMENT
• DEEP BACKYARD
• LANCASTER SCHOOL DISTRICT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); Cable available; High-speed internet available; HVAC energy-efficient component
• Home design: 2-story home; Existing (previously built); Resale property
• Construction: Brick construction; Copper plumbing; Asphalt roof; Poured foundation; Lot dimensions approximately 54 x 445
• Exterior features: Covered porch; Concrete driveway; Rectangular lot; Property in a flood zone

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedroom 1 (First level); Bedroom 2 (Second level); Bedroom 3 (Second level); Bedroom 4 (Second level); Bedroom 5 (First level)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom present
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Natural woodwork; Convertible bedroom; Sunroom / Florida room / bonus room; Full basement with sump pump; Fireplace (1)
• Laundry & utility: Washer and dryer included; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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-.
• Lancaster Central School District (suburban): math 57% / reading 61% proficiency, ranked #234 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 4 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $261,025 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.02% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 8.2

CMA / ARV

• ARV (median comp): $556,564
• List price: $265,000
• Delta: -52.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Redlein Dr	0.44mi	3/2.5	2,088 (+4%)	11mo	$510,000	$244	61
83 Stutzman Rd	0.51mi	3/3.0	2,004 (-1%)	16mo	$378,500	$189	56
49 Pleasant View Dr	0.39mi	3/2.0	1,898 (-6%)	18mo	$368,000	$194	54
31 Redlein Dr	0.39mi	3/2.5	2,134 (+6%)	23mo	$510,000	$239	49
16 Old Orchard Cmn	0.70mi	4/1.5 (+1)	1,891 (-6%)	12mo	$500,000	$264	42
15 Redlein Dr	0.49mi	4/2.0 (+1)	1,859 (-8%)	22mo	$350,000	$188	38

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

Projected returns pro-forma

-1.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.89×
• Total profit: $-8,447
• Equity at exit: $62,742

10-year hold

• IRR: 4.2%
• Equity multiple: 1.40×
• Total profit: $29,624
• Equity at exit: $64,845

Cash invested: $74,200 (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 14026

• Home prices YoY: -0.3%
• Active inventory: 4
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,691 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$429 /mo · $5,143/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $197

Break-even live

Break-even rent $2,441

Max offer price $265,000

Occupancy floor 88%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4100 Stonegate Ln Buffalo, NY	2.0	1.5	1531	$2,691	$1.76	2d	1	1.37mi

Listing history 4 events

1. 2026-06-02
   statusdays on market $265,000 Pending 28 DOM
2. 2026-06-01
   days on market $265,000 Active 27 DOM
3. 2026-05-31
   days on market $265,000 Active 26 DOM
4. 2026-05-05
   listed $265,000 Active 1219-char remark

ⓘ 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: $5,143 · $429/mo
• Projected year-2 tax: $5,143 · $429/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 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $32,292
• − Mortgage interest: −$14,844
• − Property taxes: −$5,143
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,583
• − Management: −$2,583
• − Depreciation: −$7,709
• Taxable loss: −$1,896
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $2,821/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: Lancaster Central School District
• NCES district ID: 3616680
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $64,668
• Composite: 51.64/100
• National rank: #1700
• State rank: #234 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

• City population: 55,470
• Population (ZIP): 561

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 11% Scotch-Irish 3% Russian 2%
• Languages at home: 90% English-only · Spanish 10%

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: ▼ -1.10%
• Current HPI: 310.6159
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-06-02 Pending — WNYREIS
• 2026-05-05 Listed $265,000 WNYREIS

Property tax history

+2.9%/yr

Latest (2025): $5,143 · +3.0% YoY. Source: county tax records.