2140 Clinton St · Cheektowaga, NY 14206

$155,000

3 bd · 2.0 ba · 1,834 sqft · MultiFamily public records · 52 Days on market

Built 1922 4,356 sqft lot $85/sqft · 54% below area

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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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Recent price reduction! Opportunity knocks at 2140 Clinton Street! This beautifully maintained and conveniently located duplex is the perfect property—whether you're looking to invest, live on-site, or let rental income help pay your mortgage! This turnkey property is a smart investment with immediate income potential and outstanding versatility. The lower unit features 3 bedrooms, a spacious kitchen with dining area, oversized dining room and living room accented by beautiful natural woodwork, charming stained glass windows, and hardwood floors that add warmth and character throughout. The upper unit offers flexible living space with an eating kitchen, the potential for 1 or 2 bedroo

Key facts

• Separate utilities
• Turnkey property
• Central a/c

Tags

• TURNKEY PROPERTY
• IMMEDIATE INCOME POTENTIAL
• FLEXIBLE LIVING SPACE
• SEPARATE UTILITIES
• CENTRAL A/C
• VINYL SIDING

Property features AI

Finance

• Financial info: Property configured as a 2-unit building; Unit rents: one unit at $475, the other at $675; One unit is rented month-to-month; Operating expenses include rent; Owner pays garage and water; rent includes parking and water

Exterior

• Parking: Attached garage with 2 spaces; Additional common concrete parking (two or more spaces available)
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: Two-story property; Resale condition
• Construction: Vinyl siding; Asphalt, metal, and shingle roofing; Poured and stone foundation; Built (existing)
• Exterior features: Fully fenced yard; Covered porch; Patio

Interior

• Kitchen: Eat-in kitchen (in at least one unit); Formal dining room (in one unit)
• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Central air; Gas and electric heating; Forced air; Multiple heating units; Space heater
• Interior features: Leaded glass windows; Ceiling fan(s); Natural woodwork
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive. Per door: $208/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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-Sloan Union Free School District (urban): math 33% / reading 38% proficiency, ranked #555 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,326/mo this rent would consume 55% of the median local household income ($50k/yr) (locally 841% 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 $14k of equity ($1k loan paydown + $12k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $83k; list at $155k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 5.6

CMA / ARV

• ARV (median comp): $334,533
• List price: $155,000
• Delta: -53.67%
• 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
25 Electric Ave	0.26mi	4/2.0 (+1)	1,843 (+0%)	16mo	$225,000	$122	68
36 Willowlawn Pkwy	0.06mi	4/2.0 (+1)	1,652 (-10%)	13mo	$145,000	$88	65
292 Willett St	0.33mi	4/2.0 (+1)	1,704 (-7%)	10mo	$215,000	$126	60
52 Fredro St	0.72mi	4/2.0 (+1)	1,856 (+1%)	7mo	$43,000	$23	54
319 Barnard St	0.44mi	4/2.0 (+1)	1,658 (-10%)	6mo	$120,000	$72	54
452 Willett St	0.35mi	4/2.0 (+1)	1,584 (-14%)	7mo	$130,000	$82	50
127 Barnard St	0.49mi	4/2.0 (+1)	1,628 (-11%)	10mo	$260,000	$160	46
545 Willett St	0.46mi	4/2.0 (+1)	1,702 (-7%)	20mo	$130,000	$76	45
129 Gorski St	0.62mi	3/2.0	2,054 (+12%)	7mo	$130,000	$63	45
313 Fenton St	0.38mi	4/2.0 (+1)	2,089 (+14%)	14mo	$108,500	$52	42
78 Gorski St	0.67mi	4/2.0 (+1)	2,006 (+9%)	17mo	$150,000	$75	34
1168 Harlem Rd	0.65mi	4/2.0 (+1)	2,054 (+12%)	24mo	$285,750	$139	25

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 3.10×
• Total profit: $91,202
• Equity at exit: $118,374

10-year hold

• IRR: 26.1%
• Equity multiple: 6.66×
• Total profit: $245,437
• Equity at exit: $235,561

Cash invested: $43,400 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,326 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$544 /mo · $6,525/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $416

Break-even live

Break-even rent $1,799

Max offer price $155,000

Occupancy floor 77%

Sensitivity live

Price	-10% $504	-5% $460	+0% $416	+5% $373	+10% $329
Rent	-10% $233	-5% $325	+0% $416	+5% $508	+10% $600
Rate	-1.0pp $494	-0.5pp $456	base $416	+0.5pp $376	+1.0pp $335

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,326
Total (2 units)			$2,326

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1368 Harlem Rd Buffalo, NY	2.0	1.0	1776	$1,300	$0.73	24d	1	0.84mi
644 Indian Church Rd Unit A West Seneca, NY	2.0	1.0	2000	$1,795	$0.90	2d	1	1.39mi

Listing history 19 events

1. 2026-06-21
   days on market $155,000 Active 52 DOM
2. 2026-06-18
   days on market $155,000 Active 49 DOM
3. 2026-06-17
   days on market $155,000 Active 48 DOM
4. 2026-06-16
   days on market $155,000 Active 47 DOM
5. 2026-06-15
   days on market $155,000 Active 46 DOM
6. 2026-06-13
   days on market $155,000 Active 44 DOM
7. 2026-06-10
   days on market $155,000 Active 41 DOM
8. 2026-06-09
   days on market $155,000 Active 40 DOM
9. 2026-06-08
   pricedays on market $155,000 Active 39 DOM
10. 2026-06-07
    days on market $165,000 Active 38 DOM
11. 2026-06-05
    days on market $165,000 Active 35 DOM
12. 2026-06-03
    days on market $165,000 Active 34 DOM
13. 2026-06-02
    days on market $165,000 Active 33 DOM
14. 2026-06-02
    price $165,000 Active 32 DOM
15. 2026-06-01
    days on market $175,000 Active 32 DOM
16. 2026-05-31
    days on market $175,000 Active 31 DOM
17. 2026-05-11
    price $184,000 1531-char remark
18. 2026-04-30
    listed $189,000 Active 1531-char remark
19. 1994-05-31
    soldstatus $83,000

ⓘ 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: $6,525 · $544/mo
• Projected year-2 tax: $6,525 · $544/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: $27,912
• − Mortgage interest: −$8,682
• − Property taxes: −$6,525
• − Insurance: −$775
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − Depreciation: −$4,509
• Taxable income: $2,955
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $4,288/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-Sloan Union Free School District
• NCES district ID: 3627000
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $45,810
• Composite: 30.35/100
• National rank: #6263
• State rank: #555 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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• 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

+86.7% since first listed

6 events — show timeline

• 2026-06-08 Price Changed $155,000 WNYREIS
• 2026-06-01 Price Changed $165,000 WNYREIS
• 2026-05-20 Price Changed $175,000 WNYREIS
• 2026-05-11 Price Changed $184,000 WNYREIS
• 2026-04-30 Listed $189,000 WNYREIS
• 1994-05-31 Sold (Public Records) $83,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $6,525 · +1.3% YoY. Source: county tax records.