75 Beach Rd · Cheektowaga, NY 14225

$230,000

5 bd · 2.0 ba · 1,638 sqft · MultiFamily public records · 25 Days on market

Built 1957 7,405 sqft lot Est $229k · at est.

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Great opportunity for a well maintained, solid double in Cheektowaga! This home is well suited for an owner occupant or investor! Located in the coveted Maryvale School district, this home boasts large living areas, bedrooms and a ton of updates! The basement has a solid poured foundation, new furnace (2019), new hot water tanks (2019), steel I-beam, sump pump! Showings start immediately (No showings for lower apartment, 3D virtual tour available) and offers due Thursday, August 27th.

Key facts

• New hot water tanks
• New furnaces
• New sewer line

Tags

• SPACIOUS LIVING AREAS
• DURABLE NEW VINYL FLOORING
• MAJOR MECHANICAL UPDATES
• NEW FURNACES
• NEW HOT WATER TANKS
• NEW SEWER LINE

Property features AI

Finance

• Financial info: Both units are month-to-month; Unit rents: $975 and $1,200; Owner pays water; water included in rent; Operating expenses include water/sewer

Exterior

• Parking: 2-car garage; Concrete parking with two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: Multi-family property with 2 total units; 2 stories; Existing (resale) property; Main thoroughfare frontage
• Construction: Brick and cedar construction; Architectural shingle roof; Block foundation; Built previously (existing)
• Exterior features: Partial fence; Near public transit; Rectangular lot approximately 64 x 112

Interior

• Kitchen: Unit 1: Oven/Range, Refrigerator, Dining area with kitchen; Unit 2: Refrigerator, Dining area with kitchen
• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Flooring: Vinyl and other varied flooring
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Varied flooring including vinyl; Full basement
• Laundry & utility: Unit 2: Washer and Dryer in unit; Washer hookup available; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 1 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $3,566/mo this rent would consume 64% 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 $64k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $270k (54%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $230k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $226,550 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.54%
• DSCR: 1.87
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $229,320
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Northcrest Ave	0.62mi	5/2.5	1,622 (-1%)	7mo	$242,000	$149	61
23-25 Elkhurst Dr #23	0.52mi	6/2.0 (+1)	1,656 (+1%)	20mo	$191,000	$115	52
620 Beach Rd	0.65mi	4/2.0 (-1)	1,600 (-2%)	14mo	$224,000	$140	49
47 Awood Pl	0.69mi	6/2.0 (+1)	1,840 (+12%)	22mo	$240,100	$130	24

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $29,669
• Equity at exit: $34,294

10-year hold

• IRR: 20.6%
• Equity multiple: 2.75×
• Total profit: $112,486
• Equity at exit: $19,886

Cash invested: $64,400 (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: 14.6×

Monthly cashflow live

• Estimated rent: $3,566 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$467 /mo · $5,601/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $1,048

Break-even live

Break-even rent $2,239

Max offer price $230,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,316
▸ 2× units	2	1	$2,250
Total (3 units)			$3,566

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.87mi

Listing history 13 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   price $470,000
3. 2026-04-21
   price $230,000
4. 2026-04-09
   listed $500,000 Active
5. 2026-04-06
   listed $249,900 Active
6. 2020-12-09
   soldstatus $145,000
7. 2020-12-04
   soldstatus $145,000 Closed Sale or Rented 489-char remark

   Show marketing remark (489 chars)

   Great opportunity for a well maintained, solid double in Cheektowaga! This home is well suited for an owner occupant or investor! Located in the coveted Maryvale School district, this home boasts large living areas, bedrooms and a ton of updates! The basement has a solid poured foundation, new furnace (2019), new hot water tanks (2019), steel I-beam, sump pump! Showings start immediately (No showings for lower apartment, 3D virtual tour available) and offers due Thursday, August 27th.

8. 2020-09-14
   status Pending Sale 489-char remark

   Show marketing remark (489 chars)

   Great opportunity for a well maintained, solid double in Cheektowaga! This home is well suited for an owner occupant or investor! Located in the coveted Maryvale School district, this home boasts large living areas, bedrooms and a ton of updates! The basement has a solid poured foundation, new furnace (2019), new hot water tanks (2019), steel I-beam, sump pump! Showings start immediately (No showings for lower apartment, 3D virtual tour available) and offers due Thursday, August 27th.

9. 2020-08-27
   status Under Contract- Do Not Show 489-char remark

   Show marketing remark (489 chars)

   Great opportunity for a well maintained, solid double in Cheektowaga! This home is well suited for an owner occupant or investor! Located in the coveted Maryvale School district, this home boasts large living areas, bedrooms and a ton of updates! The basement has a solid poured foundation, new furnace (2019), new hot water tanks (2019), steel I-beam, sump pump! Showings start immediately (No showings for lower apartment, 3D virtual tour available) and offers due Thursday, August 27th.

10. 2020-08-19
    listed $145,000 Active 489-char remark

    Show marketing remark (489 chars)

    Great opportunity for a well maintained, solid double in Cheektowaga! This home is well suited for an owner occupant or investor! Located in the coveted Maryvale School district, this home boasts large living areas, bedrooms and a ton of updates! The basement has a solid poured foundation, new furnace (2019), new hot water tanks (2019), steel I-beam, sump pump! Showings start immediately (No showings for lower apartment, 3D virtual tour available) and offers due Thursday, August 27th.

11. 2013-03-29
    soldstatus $80,000
12. 2013-03-25
    soldstatus $80,000
13. 2012-12-10
    listed $82,800

ⓘ 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: $5,601 · $467/mo
• Projected year-2 tax: $5,601 · $467/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $42,792
• − Mortgage interest: −$12,884
• − Property taxes: −$5,601
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,423
• − Management: −$3,423
• − Depreciation: −$6,691
• Taxable income: $9,620
• Est. tax owed @ 24.0%: −$2,309
• After-tax cash flow: $10,272/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

+467.6% since first listed

13 events — show timeline

• 2026-05-01 Pending — WNYREIS
• 2026-04-22 Price Changed $470,000 WNYREIS
• 2026-04-21 Price Changed $230,000 WNYREIS
• 2026-04-09 Listed $500,000 WNYREIS
• 2026-04-06 Listed $249,900 WNYREIS
• 2020-12-09 Sold (Public Records) $145,000 Public Records
• 2020-12-04 Sold (MLS) $145,000 WNYREIS
• 2020-09-14 Pending — WNYREIS
• 2020-08-27 Pending — WNYREIS
• 2020-08-19 Listed $145,000 WNYREIS
• 2013-03-29 Sold (MLS) $80,000 WNYREIS
• 2013-03-25 Sold (Public Records) $80,000 Public Records
• 2012-12-10 Listed $82,800 WNYREIS

Property tax history

+4.3%/yr

Latest (2025): $5,601 · +0.9% YoY. Source: county tax records.