25 Mafalda Dr · Cheektowaga, NY 14215

$179,900

4 bd · 1.5 ba · 1,110 sqft · SingleFamily public records · 12 Days on market

Built 1951 6,098 sqft lot Est $208k · 13% 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 +25.6/30.0
• ARV discount +13.5/15.0
• DSCR +8.5/10.0
• 1% rule +8.3/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Start your home ownership here at 25 Mafalda Dr!! Comfortable & well-maintained 4 bedroom, 1.5 bath Cape Cod home! Roomy oak kitchen allows for excellent cooking potential. Great Living room to keep yourself entertained. Exposed stair case leading up to a Master w/ half bath. Natural woodwork throughout & beautiful hardwood floors. Full basement w/ glass block windows. Built 10x12 addition in 2005 w/ sliding glass doors to deck & fully fenced, deep back yard. 2 car, double door, large detached garage. Newer roof & HWT, '04 New furnace A/C ready.

Key facts

• New hot water tank
• New gutters
• Sunroom

Tags

• SUNROOM
• FULL TEAR-OFF ROOF
• NEW GUTTERS
• CENTRAL A/C
• NEW HOT WATER TANK
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Electricity available; Public water (connected); Sewer connected
• Home design: 2-story house; Existing (previously built); City street frontage; Rectangular residential lot near public transit
• Construction: Aluminum siding; Asphalt roof; Poured foundation; Copper and PEX plumbing
• Exterior features: Enclosed porch / porch; Sunroom / Florida room; Fully fenced yard; Blacktop driveway

Interior

• Kitchen: Gas oven and gas range; Range hood; Dishwasher; Refrigerator; Exhaust fan; Eat-in kitchen layout
• Bedrooms: Bedroom 1 (Second floor) — 15 x 10; Bedroom 2 (Second floor) — 15 x 9; Bedroom 3 (First floor) — 11 x 11; Bedroom 4 (First floor) — 11 x 9; Additional room (First floor) — 10 x 10
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heat; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Sliding doors / sliding glass door(s); Bedroom on main level; Primary bedroom with bath
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.1% 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: Rents flat; 237 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,396/mo this rent would consume 64% of the median local household income ($45k/yr) (locally 2873% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $83k; list at $180k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $207,570
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Mafalda Dr	0.15mi	4/1.0	1,080 (-3%)	3mo	$177,500	$164	84
154 Cleveland Dr	0.36mi	3/1.0 (-1)	1,156 (+4%)	5mo	$215,900	$187	65
299 Burke Dr	0.46mi	3/1.0 (-1)	1,100 (-1%)	6mo	$158,000	$144	65
695 Mount Vernon Rd	0.34mi	3/1.5 (-1)	1,220 (+10%)	1mo	$250,000	$205	62
75 Seton Rd	0.58mi	3/1.0 (-1)	1,134 (+2%)	1mo	$240,000	$212	62
19 Allendale Rd	0.40mi	4/1.0	990 (-11%)	1mo	$165,000	$167	61
358 Hastings Ave	0.63mi	3/1.0 (-1)	1,152 (+4%)	1mo	$128,500	$112	56
94 Danbury Dr	0.60mi	3/1.0 (-1)	1,170 (+5%)	4mo	$230,000	$197	53
120 Beale Ave	0.74mi	3/1.0 (-1)	1,046 (-6%)	2mo	$245,000	$234	47
296 Burke Dr	0.48mi	3/1.5 (-1)	1,276 (+15%)	4mo	$230,000	$180	44
99 Briarcliff Rd	0.55mi	3/1.5 (-1)	1,275 (+15%)	3mo	$170,000	$133	42
155 Seton Rd	0.75mi	3/1.5 (-1)	952 (-14%)	5mo	$250,000	$263	32

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-7,307
• Equity at exit: $26,824

10-year hold

• IRR: 2.5%
• Equity multiple: 1.16×
• Total profit: $7,819
• Equity at exit: $15,554

Cash invested: $50,372 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 237
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$448 /mo · $5,373/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $426

Break-even live

Break-even rent $1,856

Max offer price $179,900

Occupancy floor 77%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	1d	1	0.27mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	0.87mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	1.04mi

Listing history 15 events

1. 2026-06-08
   statusdays on market $179,900 Pending 12 DOM
2. 2026-06-07
   days on market $179,900 Active Under Contract 11 DOM
3. 2026-06-05
   statusdays on market $179,900 Active Under Contract 8 DOM
4. 2026-06-03
   days on market $179,900 Active 7 DOM
5. 2026-06-02
   days on market $179,900 Active 6 DOM
6. 2026-06-01
   days on market $179,900 Active 5 DOM
7. 2026-05-31
   days on market $179,900 Active 4 DOM
8. 2026-05-27
   listed $179,900 Active
9. 2013-06-27
   soldstatus $83,300
10. 2013-06-27
    soldstatus $78,302
11. 2012-05-11
    listed $79,900
12. 2010-12-22
    soldstatus $37,250 577-char remark

    Show marketing remark (577 chars)

    Start your home ownership here at 25 Mafalda Dr!! Comfortable & well-maintained 4 bedroom, 1.5 bath Cape Cod home! Roomy oak kitchen allows for excellent cooking potential. Great Living room to keep yourself entertained. Exposed stair case leading up to a Master w/ half bath. Natural woodwork throughout & beautiful hardwood floors. Full basement w/ glass block windows. Built 10x12 addition in 2005 w/ sliding glass doors to deck & fully fenced, deep back yard. 2 car, double door, large detached garage. Newer roof & HWT, '04 New furnace A/C ready.

13. 2010-06-22
    listed $44,900 577-char remark

    Show marketing remark (577 chars)

    Start your home ownership here at 25 Mafalda Dr!! Comfortable & well-maintained 4 bedroom, 1.5 bath Cape Cod home! Roomy oak kitchen allows for excellent cooking potential. Great Living room to keep yourself entertained. Exposed stair case leading up to a Master w/ half bath. Natural woodwork throughout & beautiful hardwood floors. Full basement w/ glass block windows. Built 10x12 addition in 2005 w/ sliding glass doors to deck & fully fenced, deep back yard. 2 car, double door, large detached garage. Newer roof & HWT, '04 New furnace A/C ready.

14. 2006-09-28
    soldstatus $83,500
15. 1999-09-29
    soldstatus $69,500

ⓘ 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: $5,373 · $448/mo
• Projected year-2 tax: $5,373 · $448/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 ≥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: $28,747
• − Mortgage interest: −$10,077
• − Property taxes: −$5,373
• − Insurance: −$900
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$5,233
• Taxable income: $2,565
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $4,502/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: 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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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 Black (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 4% Chinese 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

+158.8% since first listed

8 events — show timeline

• 2026-05-27 Listed $179,900 WNYREIS
• 2013-06-27 Sold (Public Records) $78,302 Public Records
• 2013-06-27 Sold (Public Records) $83,300 Public Records
• 2012-05-11 Listed $79,900 WNYREIS
• 2010-12-22 Sold (MLS) $37,250 WNYREIS
• 2010-06-22 Listed $44,900 WNYREIS
• 2006-09-28 Sold (Public Records) $83,500 Public Records
• 1999-09-29 Sold (Public Records) $69,500 Public Records

Property tax history

+10.0%/yr

Latest (2025): $5,373 · +2.1% YoY. Source: county tax records.