87 Virginia Rd · Cheektowaga, NY 14225

$264,900

5 bd · 2.0 ba · 1,759 sqft · MultiFamily public records · 9 Days on market

Built 1942 5,663 sqft lot Est $259k · at est.

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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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +6.5/10.0
• ARV discount +6.4/15.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

BRAND NEW ROOF! MARYVALE SCHOOLS! This Cheektowaga Double Sits on a Lovely Neighborhood Street with easy Access to I-90 and Union St. Beautiful New Hot Water Tanks and Furnaces - 6 Months Young! New Water Line from House to Street, and 25 Year Transferable Warranty on U-TECH Basement Improvements (scheduled). Separate Basement Sides with Individual Laundry Hookups. Live Here and get Mortgage Relief from Tenants, or Snatch this up as an Investment Property. A Blank Slate for Your Personal Style. Move Right In!

Key facts

• Separate utilities
• Side-by-side duplex
• New tile backsplash

Tags

• SIDE-BY-SIDE DUPLEX
• GREAT LOCATION
• NEW CABINETS
• NEW COUNTERTOPS
• NEW TILE BACKSPLASH
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 8.2% 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-.
• 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: 208 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).
• At $3,040/mo this rent would consume 54% of the median local household income ($67k/yr) (locally 991% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $122k; list at $265k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $264,900

Questions for the listing agent

1. Built in 1942 — 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 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: 1.15% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $258,573
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Matthew Ln	0.17mi	4/2.0 (-1)	1,792 (+2%)	5mo	$250,000	$140	80
302 S Forest Rd	0.34mi	5/2.0	1,822 (+4%)	6mo	$282,500	$155	73
24 Garden Rd	0.23mi	4/2.0 (-1)	1,856 (+6%)	12mo	$273,000	$147	65
1 Jean	0.21mi	4/2.0 (-1)	1,798 (+2%)	22mo	$270,000	$150	64
36 Montfort Dr	0.18mi	4/2.0 (-1)	1,941 (+10%)	17mo	$241,100	$124	55
4613 Union Rd	0.57mi	4/2.0 (-1)	1,612 (-8%)	9mo	$200,000	$124	47
16 Wilshire Rd	0.42mi	4/2.0 (-1)	1,930 (+10%)	22mo	$201,350	$104	41
18 Doyle Ct	0.72mi	5/2.5	1,926 (+10%)	16mo	$340,000	$177	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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-16,339
• Equity at exit: $39,497

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $20,399
• Equity at exit: $22,904

Cash invested: $74,172 (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: 208
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $3,040 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$487 /mo · $5,842/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $415

Break-even live

Break-even rent $2,514

Max offer price $264,900

Occupancy floor 81%

Sensitivity live

Price	-10% $565	-5% $490	+0% $415	+5% $340	+10% $265
Rent	-10% $175	-5% $295	+0% $415	+5% $535	+10% $655
Rate	-1.0pp $549	-0.5pp $483	base $415	+0.5pp $347	+1.0pp $277

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,040
Total (2 units)			$3,040

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
758 S Huth Rd Buffalo, NY	5.0	2.0	2235	$2,800	$1.25	45d	1	0.59mi

Listing history 10 events

1. 2026-03-27
   status Pending
2. 2026-03-17
   listed $264,900 Active
3. 2017-02-06
   soldstatus $122,000
4. 2015-12-11
   soldstatus $101,689 Closed Sale or Rented 515-char remark

   Show marketing remark (515 chars)

   BRAND NEW ROOF! MARYVALE SCHOOLS! This Cheektowaga Double Sits on a Lovely Neighborhood Street with easy Access to I-90 and Union St. Beautiful New Hot Water Tanks and Furnaces - 6 Months Young! New Water Line from House to Street, and 25 Year Transferable Warranty on U-TECH Basement Improvements (scheduled). Separate Basement Sides with Individual Laundry Hookups. Live Here and get Mortgage Relief from Tenants, or Snatch this up as an Investment Property. A Blank Slate for Your Personal Style. Move Right In!

5. 2015-12-11
   soldstatus $101,689

   Show marketing remark (515 chars)

   BRAND NEW ROOF! MARYVALE SCHOOLS! This Cheektowaga Double Sits on a Lovely Neighborhood Street with easy Access to I-90 and Union St. Beautiful New Hot Water Tanks and Furnaces - 6 Months Young! New Water Line from House to Street, and 25 Year Transferable Warranty on U-TECH Basement Improvements (scheduled). Separate Basement Sides with Individual Laundry Hookups. Live Here and get Mortgage Relief from Tenants, or Snatch this up as an Investment Property. A Blank Slate for Your Personal Style. Move Right In!

6. 2015-10-15
   historical Under Contract- Do Not Show 515-char remark

   Show marketing remark (515 chars)

   BRAND NEW ROOF! MARYVALE SCHOOLS! This Cheektowaga Double Sits on a Lovely Neighborhood Street with easy Access to I-90 and Union St. Beautiful New Hot Water Tanks and Furnaces - 6 Months Young! New Water Line from House to Street, and 25 Year Transferable Warranty on U-TECH Basement Improvements (scheduled). Separate Basement Sides with Individual Laundry Hookups. Live Here and get Mortgage Relief from Tenants, or Snatch this up as an Investment Property. A Blank Slate for Your Personal Style. Move Right In!

7. 2015-09-30
   price $105,999 515-char remark

   Show marketing remark (515 chars)

   BRAND NEW ROOF! MARYVALE SCHOOLS! This Cheektowaga Double Sits on a Lovely Neighborhood Street with easy Access to I-90 and Union St. Beautiful New Hot Water Tanks and Furnaces - 6 Months Young! New Water Line from House to Street, and 25 Year Transferable Warranty on U-TECH Basement Improvements (scheduled). Separate Basement Sides with Individual Laundry Hookups. Live Here and get Mortgage Relief from Tenants, or Snatch this up as an Investment Property. A Blank Slate for Your Personal Style. Move Right In!

8. 2015-09-02
   price $109,900 515-char remark

   Show marketing remark (515 chars)

   BRAND NEW ROOF! MARYVALE SCHOOLS! This Cheektowaga Double Sits on a Lovely Neighborhood Street with easy Access to I-90 and Union St. Beautiful New Hot Water Tanks and Furnaces - 6 Months Young! New Water Line from House to Street, and 25 Year Transferable Warranty on U-TECH Basement Improvements (scheduled). Separate Basement Sides with Individual Laundry Hookups. Live Here and get Mortgage Relief from Tenants, or Snatch this up as an Investment Property. A Blank Slate for Your Personal Style. Move Right In!

9. 2015-08-17
   listed $99,999 Active 515-char remark

   Show marketing remark (515 chars)

   BRAND NEW ROOF! MARYVALE SCHOOLS! This Cheektowaga Double Sits on a Lovely Neighborhood Street with easy Access to I-90 and Union St. Beautiful New Hot Water Tanks and Furnaces - 6 Months Young! New Water Line from House to Street, and 25 Year Transferable Warranty on U-TECH Basement Improvements (scheduled). Separate Basement Sides with Individual Laundry Hookups. Live Here and get Mortgage Relief from Tenants, or Snatch this up as an Investment Property. A Blank Slate for Your Personal Style. Move Right In!

10. 2012-12-19
    soldstatus $70,000

ⓘ 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: $5,842 · $487/mo
• Projected year-2 tax: $5,842 · $487/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 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: $36,480
• − Mortgage interest: −$14,839
• − Property taxes: −$5,842
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,918
• − Management: −$2,918
• − Depreciation: −$7,706
• Taxable income: $932
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $4,759/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

+278.4% since first listed

10 events — show timeline

• 2026-03-27 Pending — WNYREIS
• 2026-03-17 Listed $264,900 WNYREIS
• 2017-02-06 Sold (Public Records) $122,000 Public Records
• 2015-12-11 Sold (Public Records) $101,689 Public Records
• 2015-12-11 Sold (MLS) $101,689 WNYREIS
• 2015-10-15 Contingent — WNYREIS
• 2015-09-30 Price Changed $105,999 WNYREIS
• 2015-09-02 Price Changed $109,900 WNYREIS
• 2015-08-17 Listed $99,999 WNYREIS
• 2012-12-19 Sold (Public Records) $70,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $5,842 · +0.9% YoY. Source: county tax records.