36 Glenwood Ct Unit E · Cheektowaga, NY 14225

$89,900

3 bd · 1.0 ba · 635 sqft · SingleFamily · 102 Days on market

Built 1941 Poor condition 5,663 sqft lot $142/sqft · 58% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom, 1 Full Bath Single Family Home. Currently rented for $750/month. Great investment opportunity or reasonably priced single-family home.

Key facts

• 5,663 sq ft lot
• Built 1941
• Listed 101 days

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$211,592) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.0% 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-.
• Cleveland Hill Union Free School District (urban): math 42% / reading 46% proficiency, ranked #468 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cleveland Hill Elementary School (math 27% / reading 43%, grade F, #1,569 of 2,108 statewide, top 75%, 646 students, 63% FRL); Cleveland Hill Middle School (math 37% / reading 52%, grade D, #348 of 729 statewide, top 50%, 298 students, 64% FRL); Cleveland Hill High School (math 87% / reading 75%, grade A, #485 of 1,100 statewide, top 45%, 385 students, 56% FRL) — zoned schools average 61% FRL vs 43% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 461 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 185d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.85%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $211,592
• List price: $89,900
• Delta: -57.51%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Evergreen Pl	0.78mi	2/1.5 (-1)	672 (+6%)	14mo	$198,000	$295	36
60 Westbrook Dr	0.73mi	2/1.0 (-1)	660 (+4%)	35mo	$147,500	$223	34
96 Leonard Post Dr	1.47mi	2/1.0 (-1)	752 (+18%)	14mo	$190,000	$253	23
69 Danbury Dr	0.77mi	2/1.0 (-1)	720 (+13%)	25mo	$190,000	$264	18
111 Southcrest Ave	1.07mi	2/1.0 (-1)	738 (+16%)	32mo	$200,000	$271	15
41 W Grand Blvd	1.04mi	2/1.5 (-1)	775 (+22%)	32mo	$160,000	$206	13

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $13,310
• Equity at exit: $13,404

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $47,543
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $199,900 ($279/sqft)
• Median days on market: 3 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +19.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14225

• Home prices YoY: -27.3%
• Active inventory: 461
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $437

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 62%

Sensitivity live

Price	-10% $500	-5% $468	+0% $437	+5% $406	+10% $375
Rent	-10% $332	-5% $384	+0% $437	+5% $490	+10% $543
Rate	-1.0pp $483	-0.5pp $460	base $437	+0.5pp $414	+1.0pp $390

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84 Ellwood Pl Unit 84 Cheektowaga, NY	2.0	1.0	750	$1,400	$1.87	0d	1	0.10mi
7 Linda Dr Unit 4 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	184d	1	0.67mi
12 Linda Dr Unit 3 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	184d	1	0.68mi
50 Linda Dr Apt 3 Cheektowaga, NY	2.0	1.0	675	$1,150	$1.70	133d	1	0.68mi
27 Linda Dr Unit 3 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	184d	1	0.69mi
60 Linda Dr Unit 6 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	184d	1	0.69mi
56 Linda Dr Unit 4 Cheektowaga, NY	2.0	1.0	675	$1,150	$1.70	133d	1	0.70mi
49 Linda Dr Unit 5 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	184d	1	0.71mi
53 Linda Dr Apt 6 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	184d	1	0.72mi
65 Linda Dr Apt 5 Cheektowaga, NY	2.0	1.0	675	$1,150	$1.70	133d	1	0.72mi
71 Linda Dr Unit 3 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	184d	1	0.73mi
31 Linda Dr Unit 6 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	184d	1	0.73mi
1175 George Urban Blvd Buffalo, NY	1.0–2.0	1.0	725	$1,365	$1.88	10d	1	1.17mi
61 Marne Rd Buffalo, NY	2.0	1.0	750	$1,375	$1.83	15d	1	1.35mi
61 Marne Rd Buffalo, NY	2.0	1.0	750	$1,375	$1.83	10d	1	1.35mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity availablePublic water connectedSewer connected
• Home design: Single-story propertyExisting/resale conditionShingle roof
• Construction: Aluminum sidingAttic/crawl hatchway(s) insulatedPoured foundation and slab
• Exterior features: Blacktop drivewayLocated on a cul-de-sacIrregular lotNear public transitResidential settingLot dimensions approximately 75 x 76

Interior

• Kitchen: Eat-in kitchen (appliances: gas water heater noted; see remarks for additional details)
• Bedrooms: Three bedrooms totalPrimary bedroom and a second bedroom on the first levelOne bedroom on the second level (approx. 13 x 16)
• Flooring: CarpetLaminateVaries
• Bathrooms: One full bathroom (located on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchenKitchen/family room comboBedroom on main level
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-11-08
   days on market $89,900 Active 102 DOM
2. 2026-11-07
   days on market $89,900 Active 101 DOM
3. 2026-11-06
   days on market $89,900 Active 100 DOM
4. 2026-11-05
   days on market $89,900 Active 99 DOM
5. 2026-11-04
   days on market $89,900 Active 98 DOM
6. 2026-11-02
   days on market $89,900 Active 96 DOM
7. 2026-11-01
   days on market $89,900 Active 95 DOM
8. 2026-10-31
   days on market $89,900 Active 94 DOM
9. 2026-10-30
   days on market $89,900 Active 93 DOM
10. 2026-10-29
    days on market $89,900 Active 92 DOM
11. 2026-10-28
    days on market $89,900 Active 91 DOM
12. 2026-10-27
    days on market $89,900 Active 90 DOM
13. 2026-10-26
    days on market $89,900 Active 89 DOM
14. 2026-10-25
    days on market $89,900 Active 88 DOM
15. 2026-10-24
    days on market $89,900 Active 87 DOM
16. 2026-10-23
    days on market $89,900 Active 86 DOM
17. 2026-10-22
    days on market $89,900 Active 85 DOM
18. 2026-10-21
    days on market $89,900 Active 84 DOM
19. 2026-10-20
    days on market $89,900 Active 83 DOM
20. 2026-10-19
    days on market $89,900 Active 82 DOM
21. 2026-10-18
    days on market $89,900 Active 81 DOM
22. 2026-10-17
    days on market $89,900 Active 80 DOM
23. 2026-10-16
    days on market $89,900 Active 79 DOM
24. 2026-10-15
    days on market $89,900 Active 78 DOM
25. 2026-10-14
    days on market $89,900 Active 77 DOM
26. 2026-10-13
    days on market $89,900 Active 76 DOM
27. 2026-10-12
    days on market $89,900 Active 75 DOM
28. 2026-10-11
    days on market $89,900 Active 74 DOM
29. 2026-10-10
    days on market $89,900 Active 73 DOM
30. 2026-10-09
    days on market $89,900 Active 72 DOM
31. 2026-10-08
    days on market $89,900 Active 71 DOM
32. 2026-10-07
    days on market $89,900 Active 70 DOM
33. 2026-10-06
    days on market $89,900 Active 69 DOM
34. 2026-10-05
    days on market $89,900 Active 68 DOM
35. 2026-10-04
    days on market $89,900 Active 67 DOM
36. 2026-10-04
    days on market $89,900 Active 66 DOM
37. 2026-10-02
    days on market $89,900 Active 65 DOM
38. 2026-10-01
    days on market $89,900 Active 64 DOM
39. 2026-09-30
    days on market $89,900 Active 63 DOM
40. 2026-09-29
    days on market $89,900 Active 62 DOM
41. 2026-09-28
    days on market $89,900 Active 61 DOM
42. 2026-09-27
    days on market $89,900 Active 60 DOM
43. 2026-09-25
    days on market $89,900 Active 58 DOM
44. 2026-09-24
    days on market $89,900 Active 57 DOM
45. 2026-09-23
    days on market $89,900 Active 56 DOM
46. 2026-09-22
    days on market $89,900 Active 55 DOM
47. 2026-09-21
    days on market $89,900 Active 54 DOM
48. 2026-09-20
    days on market $89,900 Active 53 DOM
49. 2026-09-19
    days on market $89,900 Active 52 DOM
50. 2026-09-18
    days on market $89,900 Active 51 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,081
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$2,615
• Taxable income: $4,059
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $4,274/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab Est. rehab $31,750–$57,150 screening

This single-family home requires extensive repairs and updates to become move-in ready. Significant investments in the roof, exterior, interior, and systems are necessary to improve its condition and value.

Repairs flagged

• Major roof — Missing shingles
• Major exterior siding — Weathered and damaged
• Major interior walls/paint — No visible interior
• Major bathrooms — No visible bathrooms
• Major kitchen — No visible kitchen
• Major systems — No visible systems

Value-add opportunities

• Both New roof — Critical to safety and appearance ↑
• Both New exterior siding — Improves curb appeal and durability ↑
• Both Interior painting and repairs — Enhances living space and value ↑
• Both Bathroom renovations — Improves functionality and appeal ↑
• Both Kitchen renovation — Enhances functionality and appeal ↑
• Both New HVAC system — Improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Cleveland Hill Elementary School F NY #1,569/2,108 Nat'l #22,904/41,679 Middle Cleveland Hill Middle School D NY #348/729 Nat'l #4,747/14,009 High Cleveland Hill High School A NY #485/1,100 Nat'l #1,016/17,239

Schools (NCES district)

• District: Cleveland Hill Union Free School District
• NCES district ID: 3607680
• Math proficiency: 42% ▼ -15.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $50,785
• Composite: 37.87/100
• National rank: #4323
• State rank: #468 of 590 in NY

A Composite livability gradescore 84/100

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 · 933,037 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: 10% of renters

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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%

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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%
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% Arabic 1%

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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

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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

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity availablePublic water connectedSewer connected
• Home design: Single-story propertyExisting/resale conditionShingle roof
• Construction: Aluminum sidingAttic/crawl hatchway(s) insulatedPoured foundation and slab
• Exterior features: Blacktop drivewayLocated on a cul-de-sacIrregular lotNear public transitResidential settingLot dimensions approximately 75 x 76

Interior

• Kitchen: Eat-in kitchen (appliances: gas water heater noted; see remarks for additional details)
• Bedrooms: Three bedrooms totalPrimary bedroom and a second bedroom on the first levelOne bedroom on the second level (approx. 13 x 16)
• Flooring: CarpetLaminateVaries
• Bathrooms: One full bathroom (located on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchenKitchen/family room comboBedroom on main level
• Laundry & utility: Gas water heater

Price history

+130.5% since first listed

8 events — show timeline

• 2026-07-28 Listed $89,900 WNYREIS
• 2026-07-26 Listing Removed — WNYREIS
• 2026-03-19 Listed $99,900 WNYREIS
• 2022-10-06 Sold (MLS) $45,000 WNYREIS
• 2021-03-01 Pending — WNYREIS
• 2021-01-28 Relisted — WNYREIS
• 2020-12-13 Pending — WNYREIS
• 2020-11-17 Listed $39,000 WNYREIS