9B Sunmist Unit 9B · Tonawanda Town, NY 14228

$159,000

1 bd · 1.0 ba · 912 sqft · Condo public records · 3 Days on market

Built 1993 $219/mo HOA · 10% of rent

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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 +24.9/30.0
• 1% rule +8.3/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1993 this spotless 2nd floor condo unit includes stove, refrigerator, washer & dryer. The master bedroom has a spacious walk in closet. The living room has sliding glass doors leading to a private balcony along with a wall mounted air conditioning unit for summer comfort. This quiet unit is situated close to UB North campus and within walking distance to the metro bus line as well as being conveniently located near many shopping centers. Association fee includes water, lawn maintenance & snow removal.

Key facts

• Private porch
• One car garage
• In-unit laundry room

Tags

• PRIVATE ENTRANCE
• SLIDING GLASS DOOR
• PRIVATE PORCH
• IN-UNIT LAUNDRY ROOM
• DEDICATED PARKING SPACE
• ONE CAR GARAGE

Property features AI

Finance

• Financial info: Pets allowed with restrictions (breed restrictions, negotiable, number limit)
• HOA & community: Association: Andruschat; Monthly association fee of $219; Association covers common area maintenance, insurance, structure maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: Assigned detached garage with one space and garage door opener
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story unit; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Existing (previously built)
• Exterior features: Open porch; Near public transit; Rectangular lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating; Wall cooling unit(s)
• Interior features: Ceiling fans; Cathedral ceilings; Separate/formal dining room; Entrance foyer; Pull-down attic stairs
• Laundry & utility: Washer; Dryer; Laundry on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 8.9% vs local median 4.1% in Tonawanda Town — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Sweet Home Central School District (suburban): math 46% / reading 59% proficiency, ranked #342 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 95 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $800; list at $159k implies a 19775% gain — meaningful room to come down on a strong offer.

Recommended offer $159,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.33% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,938
• Equity at exit: $23,707

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $25,162
• Equity at exit: $13,747

Cash invested: $44,520 (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 14228

• Home prices YoY: -31.9%
• Active inventory: 95
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$834
• Tax from tax record: −$212 /mo · $2,543/yr
• Insurance: −$66
• HOA: −$219
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $340

Break-even live

Break-even rent $1,685

Max offer price $159,000

Occupancy floor 79%

Sensitivity live

Price	-10% $430	-5% $385	+0% $340	+5% $295	+10% $250
Rent	-10% $173	-5% $256	+0% $340	+5% $424	+10% $507
Rate	-1.0pp $420	-0.5pp $380	base $340	+0.5pp $299	+1.0pp $257

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Apollo Dr Buffalo, NY	2.0	2.5	988	$2,150	$2.18	17d	1	0.28mi
2493 Sweet Home Rd Unit 202 Buffalo, NY	1.0	1.0	1000	$2,850	$2.85	45d	1	1.16mi
2493 Sweet Home Rd Unit 101A Buffalo, NY	2.0	2.0	1000	$3,500	$3.50	45d	1	1.16mi
2493 Sweet Home Rd Apt 101 Buffalo, NY	2.0	2.0	1000	$2,850	$2.85	4d	1	1.16mi
2493 Sweet Home Rd Unit 1-201 Buffalo, NY	2.0	2.0	943	$1,904	$2.02	45d	1	1.16mi
2493 Sweet Home Rd Unit 1-106 Buffalo, NY	2.0	2.0	943	$1,782	$1.89	24d	1	1.16mi

HOA detail condo

• Monthly dues: $219 · $2,628/yr
• Likely covers: watersnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $159,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $159,000 Active 1 DOM

ⓘ 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: $2,543 · $212/mo
• Projected year-2 tax: $2,615 · $218/mo
• Expected delta: +$72/yr (+$6/mo · 2.8%)

ⓘ 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 (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 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: $25,381
• − Mortgage interest: −$8,906
• − Property taxes: −$2,543
• − Insurance: −$795
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$2,628
• − Depreciation: −$4,625
• Taxable income: $1,822
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $3,642/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: Sweet Home Central School District
• NCES district ID: 3628500
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 59% ▲ 4.00%
• Median HH income: $48,509
• Composite: 44.67/100
• National rank: #2765
• State rank: #342 of 590 in NY

Livability — Tonawanda Town

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Erie County · 714,559 people
• City population: 63,948
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 25,350
• Household income: $74,871
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 1566.0

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% Asian 13% Black 5% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -148.08%
• Current HPI: 316.3097
• 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

+132.1% since first listed

5 events — show timeline

• 2026-06-18 Listed $159,000 WNYREIS
• 2015-05-06 Listing Removed — WNYREIS
• 2015-05-01 Sold (MLS) $800 WNYREIS
• 2015-03-16 Listed $825 WNYREIS
• 2011-08-11 Sold (Public Records) $68,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,543 · -24.9% YoY. Source: county tax records.