89 Satinwood Dr · Cheektowaga, NY 14225

$219,900

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 5 Days on market

Built 1965 5,227 sqft lot $237/sqft · 21% below area Est $279k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Relax on the covered front porch of this three bedroom maint-free ranch!! Features: updated oak kitchen with dishwasher; replacement windows; hardwood floors; updated bath with oak vanity; 1.5 car garage; fenced yard overlooks fields and deer; professional landscaping; vinyl siding; original owner and shows fantastic!!!

Key facts

• Covered front porch
• Country kitchen
• Huge dry basement

Tags

• COVERED FRONT PORCH
• COUNTRY KITCHEN
• HONEY OAK INLAID CABINETS
• FLOATING SURFACE FLOORING
• HUGE DRY BASEMENT
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1.5 garage spaces)
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Vinyl siding; Asphalt roof; Poured foundation; Resale condition; Lot is rectangular and near public transit; city street frontage (lot approx. 50 x 105)
• Construction: Vinyl siding construction; Asphalt roof; Poured foundation; Existing structure
• Exterior features: Concrete driveway; Covered and open porch

Interior

• Kitchen: Free-standing range; Oven; Refrigerator; Water purifier (owned)
• Bedrooms: Three main-level bedrooms (12 x 11; 11 x 10; 12 x 10)
• Flooring: Carpet; Hardwood; Laminate (varies)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full unfinished basement with sump pump
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (20.1% below list).
• Recommended offer: $165k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.8% in Cheektowaga — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $94k; list at $220k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $165,386 (24.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.80% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.01%
• DSCR: 0.73
• GRM: 10.4

CMA / ARV

• ARV (median comp): $278,925
• List price: $219,900
• Delta: -21.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Poinciana Pkwy	0.26mi	3/1.0	988 (+6%)	1mo	$239,900	$243	76
185 Dean Rd	0.38mi	3/1.0	984 (+6%)	0mo	$275,000	$279	72
21 Royal Palm Dr	0.07mi	3/1.5	1,040 (+12%)	5mo	$186,100	$179	71
8 Satinwood Dr	0.13mi	3/1.0	1,040 (+12%)	6mo	$214,500	$206	69
313 Hyland Ave	0.31mi	3/1.0	1,001 (+8%)	7mo	$255,000	$255	67
244 Hyland Ave	0.35mi	3/1.5	1,064 (+15%)	2mo	$145,000	$136	56
124 Diane Dr	0.45mi	3/1.0	1,040 (+12%)	6mo	$250,000	$240	54
252 Hyland Ave	0.34mi	3/1.0	1,064 (+15%)	7mo	$230,000	$216	54
85 Poinciana Pkwy	0.54mi	3/1.0	1,041 (+12%)	2mo	$270,000	$259	53
87 Crandon	0.52mi	3/1.0	1,041 (+12%)	7mo	$200,000	$192	50
47 Temple Dr	0.65mi	3/1.0	1,040 (+12%)	2mo	$225,000	$216	48
59 Crandon Blvd	0.59mi	3/1.5	1,062 (+14%)	5mo	$260,000	$245	42

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: -26.5%
• Equity multiple: 0.10×
• Total profit: $-55,152
• Equity at exit: $32,788

10-year hold

• IRR: -23.5%
• Equity multiple: -0.18×
• Total profit: $-72,782
• Equity at exit: $19,013

Cash invested: $61,572 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$453 /mo · $5,432/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-309

Break-even live

Break-even rent $2,149

Max offer price $165,386

Occupancy floor —

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Meadowlawn Rd Buffalo, NY	2.0	1.0	1100	$900	$0.82	44d	1	0.55mi
4925 Genesee St Cheektowaga, NY	1.0–2.0	1.0	680	$1,399	$2.06	19d	1	1.16mi
6386 Transit Rd Depew, NY	1.0–2.0	1.0–2.0	1023	$2,397	$2.34	2d	62	1.40mi
1175 George Urban Blvd Buffalo, NY	1.0–2.0	1.0	725	$1,365	$1.88	44d	1	1.45mi

Listing history 5 events

1. 2026-05-11
   status Pending 875-char remark
2. 2026-05-04
   listed $219,900 Active 875-char remark
3. 2011-03-31
   soldstatus $94,245 321-char remark

   Show marketing remark (321 chars)

   Relax on the covered front porch of this three bedroom maint-free ranch!! Features: updated oak kitchen with dishwasher; replacement windows; hardwood floors; updated bath with oak vanity; 1.5 car garage; fenced yard overlooks fields and deer; professional landscaping; vinyl siding; original owner and shows fantastic!!!

4. 2011-03-31
   soldstatus $94,245

   Show marketing remark (321 chars)

   Relax on the covered front porch of this three bedroom maint-free ranch!! Features: updated oak kitchen with dishwasher; replacement windows; hardwood floors; updated bath with oak vanity; 1.5 car garage; fenced yard overlooks fields and deer; professional landscaping; vinyl siding; original owner and shows fantastic!!!

5. 2010-10-09
   listed $94,900 321-char remark

   Show marketing remark (321 chars)

   Relax on the covered front porch of this three bedroom maint-free ranch!! Features: updated oak kitchen with dishwasher; replacement windows; hardwood floors; updated bath with oak vanity; 1.5 car garage; fenced yard overlooks fields and deer; professional landscaping; vinyl siding; original owner and shows fantastic!!!

ⓘ 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: $5,432 · $453/mo
• Projected year-2 tax: $5,432 · $453/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 ≥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: $21,096
• − Mortgage interest: −$12,318
• − Property taxes: −$5,432
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$6,397
• Taxable loss: −$7,525
• Est. tax savings @ 24.0%: +$1,806
• After-tax cash flow: $-1,897/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

+131.7% since first listed

5 events — show timeline

• 2026-05-11 Pending — WNYREIS
• 2026-05-04 Listed $219,900 WNYREIS
• 2011-03-31 Sold (Public Records) $94,245 Public Records
• 2011-03-31 Sold (MLS) $94,245 WNYREIS
• 2010-10-09 Listed $94,900 WNYREIS

Property tax history

+4.8%/yr

Latest (2025): $5,432 · +2.0% YoY. Source: county tax records.