278 Woodridge Ave · Cheektowaga, NY 14225

$289,900

4 bd · 1.5 ba · 1,391 sqft · SingleFamily public records · 11 Days on market

Built 1942 8,276 sqft lot $208/sqft · 6% above area Est $312k · 7% under

---

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 +12.3/30.0
• ARV discount +10.8/15.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open Sat 8/29, 1-3pm. Honey Stop the Car! I think this in the one. Solid brick 4 bedroom home with a beautiful fenced in yard 162 feet deep. oh, we also have a 2.5 car garage, patio plus a 3 season room that says welcome home & relax. New roof 2003, new drain tile, furnace and central air on 2 years old. WBFP (NRTC) in living room, all updated windows, remodeled full bath, 50 gal HWT, breakers and well insulated. Hardwood floors. Many updates makes this home a real value.

Key facts

• 3 season room
• Huge backyard
• Updated kitchen

Tags

• HUGE BACKYARD
• NEWER CONCRETE DRIVEWAY
• WOOD BURNING FIREPLACE
• UPDATED KITCHEN
• 3 SEASON ROOM
• FORCED AIR FURNACE

Property features AI

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Security: No security features listed
• Utilities: Public water connected; Sewer connected
• Home design: One-story property; Existing (previously built) structure
• Construction: Brick construction; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; Road frontage on city street and main thoroughfare

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Bedrooms: One main-level bedroom
• Flooring: Hardwood floors; Varied flooring in other areas
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Separate/formal dining room; Bedroom on main level; Full basement
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-51 ($-608/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (8.7% below list).
• Recommended offer: $265k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Cleveland Hill Elementary School (math 27% / reading 43%, grade F, #1,569 of 2,108 statewide, top 75%, 646 students, 63% FRL); Cleveland Hill Middle School (math 37% / reading 52%, grade D, #348 of 729 statewide, top 50%, 298 students, 64% FRL); Cleveland Hill High School (math 87% / reading 75%, grade A, #485 of 1,100 statewide, top 45%, 385 students, 56% FRL) — zoned schools average 61% FRL vs 43% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 209 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,646/mo this rent would consume 47% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $125k; list at $290k implies a 132% 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 $264,565 (8.7% 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 1942 — 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: 0.91% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (median comp): $312,484
• List price: $289,900
• Delta: -7.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
266 Merrymont Rd	0.33mi	4/1.0	1,398 (+0%)	1mo	$250,000	$179	81
150 Oehman Blvd	0.27mi	4/2.0	1,448 (+4%)	5mo	$160,000	$110	74
605 Roycroft Blvd	0.15mi	3/1.0 (-1)	1,300 (-6%)	4mo	$235,000	$181	72
99 Briarcliff Rd	0.21mi	3/1.5 (-1)	1,275 (-8%)	3mo	$170,000	$133	69
32 Woodland Ter	0.45mi	3/1.5 (-1)	1,350 (-3%)	4mo	$275,000	$204	66
1818 Kensington Ave	0.68mi	3/1.5 (-1)	1,434 (+3%)	2mo	$271,000	$189	56
278 Huxley Dr	0.55mi	3/1.5 (-1)	1,523 (+10%)	1mo	$405,000	$266	53
695 Mount Vernon Rd	0.49mi	3/1.5 (-1)	1,220 (-12%)	1mo	$250,000	$205	51
108 Brauncroft Ln	0.62mi	3/2.0 (-1)	1,476 (+6%)	4mo	$355,000	$241	51
250 Danbury Dr	0.62mi	4/2.5	1,525 (+10%)	1mo	$244,900	$161	50
306 Ridgewood Dr	0.66mi	3/1.5 (-1)	1,476 (+6%)	5mo	$310,000	$210	50
510 Washington Hwy	0.66mi	3/2.0 (-1)	1,528 (+10%)	6mo	$310,000	$203	41

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-50,081
• Equity at exit: $43,225

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-47,262
• Equity at exit: $25,065

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 14225

• Home prices YoY: -27.3%
• Active inventory: 209
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,646 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$500 /mo · $5,996/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-51

Break-even live

Break-even rent $2,710

Max offer price $280,945

Occupancy floor 97%

Sensitivity live

Price	-10% $113	-5% $31	+0% $-51	+5% $-133	+10% $-215
Rent	-10% $-260	-5% $-155	+0% $-51	+5% $54	+10% $158
Rate	-1.0pp $95	-0.5pp $23	base $-51	+0.5pp $-126	+1.0pp $-202

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	3d	1	0.40mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	3d	1	1.29mi
1328 Cleveland Dr Buffalo, NY	3.0	1.0	1020	$2,200	$2.16	3d	1	1.42mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	12d	1	1.49mi

Listing history 9 events

1. 2026-05-12
   listed $289,900 Active 592-char remark
2. 2015-11-16
   soldstatus $125,000 Closed Sale or Rented 482-char remark

   Show marketing remark (482 chars)

   Open Sat 8/29, 1-3pm. Honey Stop the Car! I think this in the one. Solid brick 4 bedroom home with a beautiful fenced in yard 162 feet deep. oh, we also have a 2.5 car garage, patio plus a 3 season room that says welcome home & relax. New roof 2003, new drain tile, furnace and central air on 2 years old. WBFP (NRTC) in living room, all updated windows, remodeled full bath, 50 gal HWT, breakers and well insulated. Hardwood floors. Many updates makes this home a real value.

3. 2015-11-12
   soldstatus $125,000
4. 2015-09-21
   status Pending Sale 482-char remark

   Show marketing remark (482 chars)

   Open Sat 8/29, 1-3pm. Honey Stop the Car! I think this in the one. Solid brick 4 bedroom home with a beautiful fenced in yard 162 feet deep. oh, we also have a 2.5 car garage, patio plus a 3 season room that says welcome home & relax. New roof 2003, new drain tile, furnace and central air on 2 years old. WBFP (NRTC) in living room, all updated windows, remodeled full bath, 50 gal HWT, breakers and well insulated. Hardwood floors. Many updates makes this home a real value.

5. 2015-08-24
   listed $119,900 Active 482-char remark

   Show marketing remark (482 chars)

   Open Sat 8/29, 1-3pm. Honey Stop the Car! I think this in the one. Solid brick 4 bedroom home with a beautiful fenced in yard 162 feet deep. oh, we also have a 2.5 car garage, patio plus a 3 season room that says welcome home & relax. New roof 2003, new drain tile, furnace and central air on 2 years old. WBFP (NRTC) in living room, all updated windows, remodeled full bath, 50 gal HWT, breakers and well insulated. Hardwood floors. Many updates makes this home a real value.

6. 2015-08-24
   historical

   Show marketing remark (482 chars)

   Open Sat 8/29, 1-3pm. Honey Stop the Car! I think this in the one. Solid brick 4 bedroom home with a beautiful fenced in yard 162 feet deep. oh, we also have a 2.5 car garage, patio plus a 3 season room that says welcome home & relax. New roof 2003, new drain tile, furnace and central air on 2 years old. WBFP (NRTC) in living room, all updated windows, remodeled full bath, 50 gal HWT, breakers and well insulated. Hardwood floors. Many updates makes this home a real value.

7. 2015-05-26
   listed $119,900 Active
8. 2001-06-28
   soldstatus $87,500
9. 1993-09-27
   soldstatus $89,900

ⓘ 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: $5,996 · $500/mo
• Projected year-2 tax: $5,996 · $500/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: $31,748
• − Mortgage interest: −$16,239
• − Property taxes: −$5,996
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$8,433
• Taxable loss: −$5,450
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $700/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): 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

+222.5% since first listed

10 events — show timeline

• 2026-05-24 Pending — WNYREIS
• 2026-05-12 Listed $289,900 WNYREIS
• 2015-11-16 Sold (MLS) $125,000 WNYREIS
• 2015-11-12 Sold (Public Records) $125,000 Public Records
• 2015-09-21 Pending — WNYREIS
• 2015-08-24 Listed $119,900 WNYREIS
• 2015-08-24 Listing Removed — WNYREIS
• 2015-05-26 Listed $119,900 WNYREIS
• 2001-06-28 Sold (Public Records) $87,500 Public Records
• 1993-09-27 Sold (Public Records) $89,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $5,996 · +2.0% YoY. Source: county tax records.