1097 Tonawanda St · Buffalo, NY 14207

$200,000

4 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 14 Days on market

Built 1900 3,750 sqft lot Est $204k · at est.

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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 +15.4/30.0
• ARV discount +8.3/15.0
• DSCR +4.7/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1097 Tonawanda Street! This 4 bedroom 2 bath home has 1,498 square feet! It is perfectly situated right across the street from Riverside Park and down the block from the Niagara River! Maintenance free vinyl siding, Architectural Roof, Some newer Windows. The large rooms, full attic and basement offer plenty of space throughout. The inviting front porch offers an exceptional view. This is a perfect fixer upper for the motivated investor or owner occupant. Bring your vision and get rewarded when you add value to this hidden gem!!! Open House Saturday September 7th 1-3pm. Offers presented when received.

Key facts

• Fully renovated
• New tear-off roof
• New vinyl windows

Tags

• FULLY RENOVATED
• COMPREHENSIVE RENOVATION
• NEW TEAR-OFF ROOF
• NEW GUTTER SYSTEM
• NEW VINYL WINDOWS
• VINYL SIDING

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Electricity connected; High-speed internet available; Sewer connected; Public water connected
• Home design: 2 stories; Existing property
• Construction: Vinyl siding; PEX plumbing; Stone foundation
• Exterior features: Partial fencing; Near public transit; Rectangular lot; Main thoroughfare frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 12 total rooms including living, recreation, and entry foyer
• Flooring: Carpet; Tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Forced air; Circuit breaker electrical
• Interior features: Separate formal dining room; Entrance foyer; Separate formal living room; Living/dining room combination; Solid surface counters; Natural woodwork; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $76 ($907/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (20.9% below list).
• Recommended offer: $158k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#195 in NY, #3,011 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, employment D-.
• Buffalo City School District (urban): math 41% / reading 40% proficiency, ranked #535 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 199 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,581/mo this rent would consume 48% of the median local household income ($40k/yr) (locally 2177% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $70k; list at $200k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,108 (20.9% below list)

Questions for the listing agent

1. Built in 1900 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.79% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $203,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Roswell Ave	0.20mi	3/1.5 (-1)	1,554 (+4%)	1mo	$140,000	$90	77
136 Crowley Ave	0.33mi	4/1.0	1,394 (-7%)	2mo	$100,000	$72	68
88 Huetter Ave Ave	0.14mi	3/1.5 (-1)	1,317 (-12%)	1mo	$250,000	$190	66
186 Crowley Ave	0.38mi	4/2.0	1,333 (-11%)	2mo	$215,000	$161	62
44 Gallatin Ave	0.65mi	4/2.0	1,532 (+2%)	5mo	$149,000	$97	62
38 Heward Ave	0.60mi	3/1.5 (-1)	1,474 (-2%)	1mo	$256,000	$174	61
191 Crowley Ave	0.39mi	4/1.0	1,408 (-6%)	8mo	$170,000	$121	61
324 Esser Ave	0.43mi	3/1.0 (-1)	1,419 (-5%)	8mo	$190,500	$134	56
165 Roesch Ave	0.24mi	3/1.0 (-1)	1,285 (-14%)	5mo	$210,000	$163	52
61 Mayer Ave	0.67mi	4/1.0	1,408 (-6%)	7mo	$210,000	$149	49
280 Esser Ave	0.35mi	3/1.0 (-1)	1,283 (-14%)	3mo	$175,000	$136	49
50 Philadelphia St	0.48mi	3/1.5 (-1)	1,276 (-15%)	1mo	$155,000	$121	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.65×
• Total profit: $-19,341
• Equity at exit: $29,821

10-year hold

• IRR: 5.4%
• Equity multiple: 1.48×
• Total profit: $26,966
• Equity at exit: $17,292

Cash invested: $56,000 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 199
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $76

Break-even live

Break-even rent $1,485

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $189	-5% $132	+0% $76	+5% $19	+10% $-38
Rent	-10% $-49	-5% $13	+0% $76	+5% $138	+10% $201
Rate	-1.0pp $176	-0.5pp $126	base $76	+0.5pp $24	+1.0pp $-29

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	25d	1	0.24mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	3d	1	0.68mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	23d	1	0.81mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	0.82mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	25d	1	1.03mi

Listing history 11 events

1. 2026-06-21
   days on market $200,000 Active 14 DOM
2. 2026-06-18
   days on market $200,000 Active 11 DOM
3. 2026-06-17
   days on market $200,000 Active 10 DOM
4. 2026-06-16
   days on market $200,000 Active 9 DOM
5. 2026-06-15
   days on market $200,000 Active 8 DOM
6. 2026-06-13
   days on market $200,000 Active 6 DOM
7. 2026-06-13
   days on market $200,000 Active 5 DOM
8. 2026-06-10
   days on market $200,000 Active 3 DOM
9. 2026-06-09
   days on market $200,000 Active 2 DOM
10. 2026-06-08
    remarks 699-char remark
11. 2026-06-08
    listed $200,000 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: $495 · $41/mo
• Projected year-2 tax: $1,938 · $161/mo
• Expected delta: +$1,442/yr (+$120/mo · 291.2%)

ⓘ 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 ≥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: $18,973
• − Mortgage interest: −$11,203
• − Property taxes: −$495
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$5,818
• Taxable loss: −$2,579
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $1,526/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: Buffalo City School District
• NCES district ID: 3605850
• Math proficiency: 41% ▲ 11.00%
• Reading proficiency: 40% ▲ 7.00%
• Median HH income: $31,665
• Composite: 33.17/100
• National rank: #5544
• State rank: #535 of 590 in NY

Livability — Buffalo

• Score: 77/100
• State rank: #195
• US rank: #3011

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buffalo, NY
• County: Erie County · 714,559 people
• City population: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+69.6% since first listed

7 events — show timeline

• 2026-06-07 Listed $200,000 WNYREIS
• 2025-12-23 Sold (Public Records) $70,000 Public Records
• 2024-12-16 Sold (Public Records) $85,000 Public Records
• 2024-12-12 Sold (MLS) $85,000 WNYREIS
• 2024-10-21 Pending — WNYREIS
• 2024-09-18 Price Changed $99,000 WNYREIS
• 2024-09-04 Listed $117,900 WNYREIS

Property tax history

+7.7%/yr

Latest (2025): $495 · +13.3% YoY. Source: county tax records.