30 Ellen Dr · Cheektowaga, NY 14225

$223,000

4 bd · 2.0 ba · 1,792 sqft · MultiFamily public records · 9 Days on market

Built 1942 10,019 sqft lot Est $251k · 11% under

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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 +26.2/30.0
• ARV discount +12.5/15.0
• DSCR +8.9/10.0
• 1% rule +7.9/10.0
• 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: 2 units. confirmed

Listing remarks

Opportunity knocks with this side-by-side two-family home located in the sought-after Maryvale School District. Located just minutes from shopping, dining, major highways, and everyday amenities! Both units have a similar layout featuring a kitchen with separate dining area and a spacious living room on the first floor and upstairs has 2 good-sized bedrooms and a full bath. Full basement with glass block windows and both hot water tanks and furnaces were installed in 2018. The property includes separate utilities, laundry hook-ups, off-street parking, and a 2-car garage. Whether you’re looking to expand your portfolio or live in one unit while generating income from the others, this h

Key facts

• Separate utilities
• Two-family home
• Full basement

Tags

• TWO-FAMILY HOME
• SEPARATE UTILITIES
• LAUNDRY HOOK-UPS
• OFF-STREET PARKING
• 2-CAR GARAGE
• FULL BASEMENT

Property features AI

Finance

• Financial info: Owner pays water; water included in rent; Operating expenses include water (multi-unit)

Exterior

• Parking: Detached or attached 2-car garage; Paved parking
• Utilities: Public water connected; Sewer connected; Circuit breaker electric service
• Home design: 2-story multi-family property; Existing condition
• Construction: Aluminum siding; Block foundation; Asphalt shingle roof; Copper and PEX plumbing
• Exterior features: Patio; Rectangular residential lot; City street frontage; Lot dimensions approximately 83 x 119

Interior

• Bedrooms: 2 dwelling units (multi-family property)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Gas forced-air heating
• Interior features: Varied flooring including carpet and hardwood; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $223k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive. Per door: $285/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $223k).
• Cap rate 9.4% 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: 207 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,868/mo this rent would consume 51% 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $95k; list at $223k implies a 135% 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 $223,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $250,880
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Matthew Ln	0.09mi	4/2.0	1,792 (0%)	4mo	$250,000	$140	92
1 Jean	0.05mi	4/2.0	1,798 (+0%)	22mo	$270,000	$150	79
24 Garden Rd	0.12mi	4/2.0	1,856 (+4%)	12mo	$273,000	$147	78
302 S Forest Rd	0.43mi	5/2.0 (+1)	1,822 (+2%)	6mo	$282,500	$155	67
36 Montfort Dr	0.20mi	4/2.0	1,941 (+8%)	17mo	$241,100	$124	62
16 Wilshire Rd	0.31mi	4/2.0	1,930 (+8%)	22mo	$201,350	$104	55
4613 Union Rd	0.47mi	4/2.0	1,612 (-10%)	9mo	$200,000	$124	54
620 Beach Rd	0.63mi	4/2.0	1,600 (-11%)	14mo	$224,000	$140	41
18 Doyle Ct	0.59mi	5/2.5 (+1)	1,926 (+8%)	16mo	$340,000	$177	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: 0.1%
• Equity multiple: 1.00×
• Total profit: $272
• Equity at exit: $33,250

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $47,503
• Equity at exit: $19,281

Cash invested: $62,440 (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: 13.0×

Monthly cashflow live

• Estimated rent: $2,868 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$434 /mo · $5,207/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $569

Break-even live

Break-even rent $2,147

Max offer price $223,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,868
Total (2 units)			$2,868

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	43d	1	0.45mi
512 Cayuga Rd Buffalo, NY	3.0	1.0	1944	$1,795	$0.92	1d	1	0.62mi
239 Lehn Springs Dr Buffalo, NY	3.0	1.0	1700	$3,200	$1.88	3d	1	1.00mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	1d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $223,000 Active 9 DOM
2. 2026-06-17
   days on market $223,000 Active 8 DOM
3. 2026-06-16
   days on market $223,000 Active 7 DOM
4. 2026-06-15
   days on market $223,000 Active 6 DOM
5. 2026-06-13
   days on market $223,000 Active 4 DOM
6. 2026-06-10
   remarks 693-char remark
7. 2026-06-10
   listed $223,000 Active 1 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: $5,207 · $434/mo
• Projected year-2 tax: $5,207 · $434/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: $34,416
• − Mortgage interest: −$12,491
• − Property taxes: −$5,207
• − Insurance: −$1,115
• − Repairs & maintenance: −$2,753
• − Management: −$2,753
• − Depreciation: −$6,487
• Taxable income: $3,609
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $5,967/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

+209.1% since first listed

3 events — show timeline

• 2026-06-09 Listed $223,000 WNYREIS
• 2018-12-28 Sold (Public Records) $95,000 Public Records
• 2008-01-10 Sold (Public Records) $72,140 Public Records

Property tax history

+4.3%/yr

Latest (2025): $5,207 · +2.2% YoY. Source: county tax records.