36 Glenwood Ct Unit E · Cheektowaga, NY 14225

$99,900

3 bd · 1.0 ba · 635 sqft · SingleFamily · 94 Days on market

Built 1941 Poor condition 5,663 sqft lot $157/sqft · 51% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity! Cash only. 3-bedroom 1 bath single family home. Tenant occupied. Must give 24 hour's notice to show.

Key facts

• 5,663 sq ft lot
• Built 1941
• Listed 93 days

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$202,827) 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 $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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-.
• 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.
• Market conditions: 208 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 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 $100k implies a 122% 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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: 1.32% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.09%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $202,827
• List price: $99,900
• Delta: -50.75%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $6,236
• Equity at exit: $14,895

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $34,360
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $352

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $421	-5% $386	+0% $352	+5% $317	+10% $283
Rent	-10% $248	-5% $300	+0% $352	+5% $404	+10% $456
Rate	-1.0pp $402	-0.5pp $377	base $352	+0.5pp $326	+1.0pp $300

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Linda Dr Unit 4 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	44d	1	0.67mi
12 Linda Dr Unit 3 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	44d	1	0.68mi
27 Linda Dr Unit 3 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	44d	1	0.69mi
60 Linda Dr Unit 6 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	44d	1	0.69mi
49 Linda Dr Unit 5 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	44d	1	0.71mi
53 Linda Dr Apt 6 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	44d	1	0.72mi
71 Linda Dr Unit 3 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	44d	1	0.73mi
31 Linda Dr Unit 6 Cheektowaga, NY	2.0	1.0	675	$1,100	$1.63	44d	1	0.73mi
1175 George Urban Blvd Buffalo, NY	1.0–2.0	1.0	725	$1,365	$1.88	44d	1	1.17mi

Listing history 22 events

1. 2026-06-21
   days on market $99,900 Active 94 DOM
2. 2026-06-18
   days on market $99,900 Active 91 DOM
3. 2026-06-17
   days on market $99,900 Active 90 DOM
4. 2026-06-16
   days on market $99,900 Active 89 DOM
5. 2026-06-15
   days on market $99,900 Active 88 DOM
6. 2026-06-13
   days on market $99,900 Active 86 DOM
7. 2026-06-13
   days on market $99,900 Active 85 DOM
8. 2026-06-10
   days on market $99,900 Active 83 DOM
9. 2026-06-09
   days on market $99,900 Active 82 DOM
10. 2026-06-08
    days on market $99,900 Active 81 DOM
11. 2026-06-07
    days on market $99,900 Active 80 DOM
12. 2026-06-05
    days on market $99,900 Active 77 DOM
13. 2026-06-03
    days on market $99,900 Active 76 DOM
14. 2026-06-02
    days on market $99,900 Active 75 DOM
15. 2026-06-01
    days on market $99,900 Active 74 DOM
16. 2026-05-31
    days on market $99,900 Active 73 DOM
17. 2026-03-19
    listed $99,900 Active 130-char remark

    Show marketing remark (130 chars)

    Great Investment Opportunity! Cash only. 3-bedroom 1 bath single family home. Tenant occupied. Must give 24 hour's notice to show.

18. 2022-10-06
    soldstatus $45,000 Closed Sale or Rented 145-char remark

    Show marketing remark (145 chars)

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

19. 2021-03-01
    status Under Contract- Do Not Show 145-char remark

    Show marketing remark (145 chars)

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

20. 2021-01-28
    status Active 145-char remark

    Show marketing remark (145 chars)

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

21. 2020-12-13
    status Under Contract- Do Not Show 145-char remark

    Show marketing remark (145 chars)

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

22. 2020-11-17
    listed $39,000 Active 145-char remark

    Show marketing remark (145 chars)

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

ⓘ 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 3/10 Moderate FEMA zone X (shaded) · 20% 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: $15,830
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,906
• Taxable income: $2,797
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,550/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles	Major	$15,000–50,000
exterior siding · Weathered and damaged	Major	$15,000–50,000
interior walls/paint · No visible interior	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
systems · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

+156.2% since first listed

6 events — show timeline

• 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