143 Franklin St · Tonawanda, NY 14150

$149,900

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 28 Days on market

Built 1920 0.43 ac lot $142/sqft · 40% below area Est $251k · 40% under

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Why this score? — see what drove the C+ 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1.5-bath Bungalow. Located in the highly desirable Tonawanda City School District! Situated on a spacious . 43-acre lot, this home offers plenty of room to enjoy both inside and out. Relax on the covered front porch or take advantage of the large yard complete with a shed and 2-car garage for extra storage and convenience. Inside, you’ll find a functional kitchen and dining room combo, a full basement offering endless possibilities for storage or future finishing, and all appliances included for an easy move-in experience. The home features baseboard heat with a wood burning boiler for cheaper heating bills and as a backup heat supply. While some co

Key facts

• Covered front porch
• Shed
• Large yard

Tags

• COVERED FRONT PORCH
• LARGE YARD
• FULL BASEMENT
• WOOD BURNING BOILER
• 2-CAR GARAGE
• SHED

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Electric service (standard)
• Home design: Single-story home; Existing structure; Block foundation
• Construction: Fiber cement siding; Blown-in insulation; Asphalt roof; Block foundation; Built existing (year not specified)
• Exterior features: Concrete driveway; Enclosed porch; Open porch; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Eat-in kitchen layout
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Gas heating; Baseboard heating; Has heating
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Natural woodwork; Bedroom on main level; Main-level primary bedroom
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 89/100 on livability (#8 in NY, #169 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Tonawanda City School District (suburban): math 39% / reading 43% proficiency, ranked #508 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.8%/yr); 191 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $150k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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: 1.09% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (median comp): $250,617
• List price: $149,900
• Delta: -40.19%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.75% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,553
• Equity at exit: $22,351

10-year hold

• IRR: 11.3%
• Equity multiple: 2.05×
• Total profit: $43,865
• Equity at exit: $12,961

Cash invested: $41,972 (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 14150

• Rents YoY: 6.8%
• Active inventory: 191
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $224

Break-even live

Break-even rent $1,351

Max offer price $149,900

Occupancy floor 81%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Klinger Ave Tonawanda, NY	3.0	1.0	1200	$1,450	$1.21	3d	1	0.14mi
53 Winkler Dr Tonawanda, NY	3.0	1.0	1060	$2,100	$1.98	11d	1	1.01mi
184 Sweeney St North Tonawanda, NY	2.0	2.0	1155	$2,000	$1.73	1d	1	1.05mi
330 E Niagara St Tonawanda, NY	1.0–2.0	1.0–2.0	975	$1,900	$1.95	1d	1	1.47mi

Listing history 9 events

1. 2026-06-08
   statusdays on market $149,900 Pending 28 DOM
2. 2026-06-07
   days on market $149,900 Active 27 DOM
3. 2026-06-05
   days on market $149,900 Active 24 DOM
4. 2026-06-03
   days on market $149,900 Active 23 DOM
5. 2026-06-02
   days on market $149,900 Active 22 DOM
6. 2026-06-01
   days on market $149,900 Active 21 DOM
7. 2026-05-31
   days on market $149,900 Active 20 DOM
8. 2026-05-11
   listed $130,000 Active 1110-char remark
9. 1997-07-07
   soldstatus $62,000

ⓘ 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: $2,624 · $219/mo
• Projected year-2 tax: $2,624 · $219/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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,620
• − Mortgage interest: −$8,397
• − Property taxes: −$2,624
• − Insurance: −$750
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,361
• Taxable income: $349
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $2,609/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: Tonawanda City School District
• NCES district ID: 3628740
• Math proficiency: 39% ▼ -19.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $47,061
• Composite: 35.03/100
• National rank: #5041
• State rank: #508 of 590 in NY

Livability — Tonawanda

• Score: 89/100
• State rank: #8
• US rank: #169

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime A- Employment C Housing A Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tonawanda, NY
• County: Erie County · 714,559 people
• City population: 41,260
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 41,260
• Household income: $71,406
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1427.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Romanian 13% Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Philippines, Vietnam
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -260.43%
• Current HPI: 334.5893
• Rent YoY: ▲ 6.75%
• 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

+141.8% since first listed

5 events — show timeline

• 2026-06-08 Pending — WNYREIS
• 2026-05-28 Price Changed $149,900 WNYREIS
• 2026-05-21 Price Changed $169,000 WNYREIS
• 2026-05-11 Listed $130,000 WNYREIS
• 1997-07-07 Sold (Public Records) $62,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,624 · +3.4% YoY. Source: county tax records.