37 Tammy Ln Unit 608S · Cheektowaga, NY 14225

$109,995

2 bd · 1.0 ba · 728 sqft · Manufactured · 116 Days on market

Built 2026 Excellent condition $151/sqft · 110% above area

---

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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +5.0/5.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a peak at this beautiful brand new 2 bedroom home in Sky Harbor. Drywall throughout with accent wall to make mounting your TV a lot easier. All kitchen appliances included with central A/C. Off-street parking with brand new shed for storage. Call us today for a viewing!

Key facts

• Brand new shed
• Central a/c
• Off-street parking

Tags

• CENTRAL A/C
• OFF-STREET PARKING
• BRAND NEW SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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-.
• Lancaster Central School District (suburban): math 57% / reading 61% proficiency, ranked #234 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 207 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,095 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.27% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $52,333
• List price: $109,995
• Delta: 110.18%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Estelle Dr	0.04mi	2/1.0	732 (+0%)	20mo	$23,000	$31	80
62 Jenny Ln	0.07mi	2/1.5	720 (-1%)	17mo	$29,999	$42	78
12 Annamarie Ter	0.08mi	2/1.0	720 (-1%)	22mo	$38,500	$53	76
11 Melody Ln	0.13mi	2/1.0	672 (-8%)	6mo	$50,000	$74	76

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,902
• Equity at exit: $16,401

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $31,432
• Equity at exit: $9,510

Cash invested: $30,799 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$137 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $341

Break-even live

Break-even rent $962

Max offer price $109,995

Occupancy floor 71%

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: $27,499
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4925 Genesee St Cheektowaga, NY	1.0–2.0	1.0	680	$1,399	$2.06	19d	1	0.27mi
5841 Transit Rd Unit 3 Depew, NY	2.0	1.0	750	$1,335	$1.78	3d	1	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $109,995 Active 116 DOM
2. 2026-06-17
   days on market $109,995 Active 115 DOM
3. 2026-06-16
   days on market $109,995 Active 114 DOM
4. 2026-06-15
   days on market $109,995 Active 113 DOM
5. 2026-06-13
   days on market $109,995 Active 111 DOM
6. 2026-06-13
   days on market $109,995 Active 110 DOM
7. 2026-06-10
   days on market $109,995 Active 108 DOM
8. 2026-06-09
   days on market $109,995 Active 107 DOM
9. 2026-06-08
   days on market $109,995 Active 106 DOM
10. 2026-06-07
    days on market $109,995 Active 105 DOM
11. 2026-06-03
    days on market $109,995 Active 101 DOM
12. 2026-06-02
    days on market $109,995 Active 100 DOM
13. 2026-06-01
    days on market $109,995 Active 99 DOM
14. 2026-05-31
    days on market $109,995 Active 98 DOM
15. 2026-02-22
    listed $109,995 Active 275-char remark

    Show marketing remark (275 chars)

    Take a peak at this beautiful brand new 2 bedroom home in Sky Harbor. Drywall throughout with accent wall to make mounting your TV a lot easier. All kitchen appliances included with central A/C. Off-street parking with brand new shed for storage. Call us today for a viewing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $16,723
• − Mortgage interest: −$6,161
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,200
• Taxable income: $2,486
• Est. tax owed @ 24.0%: −$597
• After-tax cash flow: $3,493/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This brand new 2-bedroom manufactured home in Sky Harbor is move-in ready with no visible signs of wear or damage. It's ideal for both resale and rental due to its pristine condition and modern features.

Schools (NCES district)

• District: Lancaster Central School District
• NCES district ID: 3616680
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $64,668
• Composite: 51.64/100
• National rank: #1700
• State rank: #234 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

1 event — show timeline

• 2026-02-22 Listed $109,995 Zillow