129 Ridge Park Ave · Cheektowaga, NY 14211

$289,900

6 bd · 2.0 ba · 2,184 sqft · MultiFamily public records · 11 Days on market

Built 1922 4,356 sqft lot Est $234k · 24% over

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Why this score? — see what drove the D 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 +16.5/30.0
• Appreciation +6.0/10.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• Livability +4.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Ideally situated minutes from the Buffalo Niagara International Airport and the Route 33 expressway, this exceptional Cheektowaga duplex at 129 Ridge Park Ave, Cheektowaga, NY offers the perfect blend of convenience, comfort, and versatile living. Each well-appointed unit features a welcoming living room, a formal dining area, three comfortable bedrooms, and an updated full bathroom, highlighted by upgraded ceramic tile layouts in both the kitchens and baths. The property boasts an impressive, massive finished basement complete with an office/hobby room and generous storage—an ideal setup for entertaining, recreation, or working from home. Some Photos does have virtual staging for int

Key facts

• Fenced yard
• Finished basement
• Office hobby room

Tags

• FINISHED BASEMENT
• OFFICE HOBBY ROOM
• FENCED YARD
• WALKING DISTANCE TO PARK
• UPGRADED CERAMIC TILE LAYOUTS

Property features AI

Finance

• Other: Two-unit building with separate gas and electric meters for each unit
• Financial info: Owner pays snow removal and water; Rent includes snow removal and water; Operating expenses may include electric, fuel and water/sewer

Exterior

• Parking: Concrete parking surface
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story property; Existing (pre-owned) condition
• Construction: Shake siding and wood siding; Block foundation; Shingle roof
• Exterior features: Fully fenced yard; Rectangular residential lot; Near public transit; City street frontage; Lot dimensions approximately 30 x 140

Interior

• Flooring: Luxury vinyl; Tile; Varies
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced air heat
• Interior features: Full finished basement; Luxury vinyl and tile flooring; Varied flooring types
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive. Per door: $85/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 7.0% 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 Central School District (urban): math 30% / reading 37% proficiency, ranked #564 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 172 active listings in the ZIP; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,940/mo this rent would consume 97% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $67k; list at $290k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $289,900

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 1922 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.01% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $233,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Reo Ave	0.07mi	6/3.0	2,251 (+3%)	8mo	$261,000	$116	81
51 Randolph Ave	0.50mi	6/2.0	2,198 (+1%)	4mo	$235,101	$107	72
15 Haller Ave	0.34mi	5/2.0 (-1)	2,101 (-4%)	9mo	$285,000	$136	66
50 Avery Pl	0.60mi	6/2.0	2,132 (-2%)	10mo	$226,125	$106	60
62 Wanda Ave	0.16mi	5/3.0 (-1)	1,868 (-14%)	1mo	$200,000	$107	58
566 Doat St	0.54mi	6/2.0	1,900 (-13%)	6mo	$185,000	$97	48
35 Loxley Rd	0.62mi	5/2.0 (-1)	1,943 (-11%)	1mo	$175,000	$90	46
2581 Genesee St	0.72mi	5/2.0 (-1)	2,107 (-4%)	11mo	$255,000	$121	46
50 Randolph Ave	0.52mi	6/2.0	2,449 (+12%)	14mo	$295,000	$120	44
56 George Urban Blvd	0.64mi	5/2.0 (-1)	2,030 (-7%)	15mo	$185,000	$91	41
63 Pine Ridge Rd	0.38mi	7/4.0 (+1)	2,428 (+11%)	13mo	$311,000	$128	40
1085 Walden Ave	0.44mi	5/3.0 (-1)	2,506 (+15%)	11mo	$188,000	$75	36

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.39×
• Total profit: $31,514
• Equity at exit: $115,116

10-year hold

• IRR: 10.5%
• Equity multiple: 2.43×
• Total profit: $115,848
• Equity at exit: $166,363

Cash invested: $81,172 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $2,940 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$512 /mo · $6,148/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $169

Break-even live

Break-even rent $2,726

Max offer price $289,900

Occupancy floor 89%

Sensitivity live

Price	-10% $333	-5% $251	+0% $169	+5% $87	+10% $5
Rent	-10% $-63	-5% $53	+0% $169	+5% $285	+10% $401
Rate	-1.0pp $315	-0.5pp $243	base $169	+0.5pp $94	+1.0pp $18

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,940
Total (2 units)			$2,940

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   statusdays on market $289,900 Pending 11 DOM
2. 2026-06-10
   days on market $289,900 Active 10 DOM
3. 2026-06-09
   days on market $289,900 Active 9 DOM
4. 2026-06-08
   days on market $289,900 Active 8 DOM
5. 2026-06-07
   days on market $289,900 Active 7 DOM
6. 2026-06-05
   days on market $289,900 Active 4 DOM
7. 2026-06-03
   days on market $289,900 Active 3 DOM
8. 2026-06-02
   days on market $289,900 Active 2 DOM
9. 2026-06-01
   remarks 693-char remark
10. 2026-06-01
    listed $289,900 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: $6,148 · $512/mo
• Projected year-2 tax: $6,148 · $512/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 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: $35,280
• − Mortgage interest: −$16,239
• − Property taxes: −$6,148
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − Depreciation: −$8,433
• Taxable loss: −$2,635
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $2,663/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 Central School District
• NCES district ID: 3607230
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $43,401
• Composite: 28.45/100
• National rank: #6753
• State rank: #564 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: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• 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

+333.0% since first listed

2 events — show timeline

• 2026-05-31 Listed $289,900 WNYREIS
• 2006-09-05 Sold (Public Records) $66,950 Public Records

Property tax history

+7.4%/yr

Latest (2025): $6,148 · +18.4% YoY. Source: county tax records.