110 Hill St · Tonawanda, NY 14150

$160,000

3 bd · 1.5 ba · 1,023 sqft · SingleFamily public records · 8 Days on market

Built 1900 3,285 sqft lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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 MLS

Affordable home for the budget minded home buyer or to add to your rental portfolio. 3 bedrooms and 1 1/2 baths. There are 3 built in fire places to keep the cold off in the winter. Newer electrical service and heat. Close to all the attractions Tonawanda has to offer. Weekday showings preferred after 6:00 pm , weekends by appointment.

Key facts

• Hot water tank
• Enclosed foyer
• Electrical service

Tags

• ENCLOSED FOYER
• NEW VINYL FLOORING
• NEWER HEATING SYSTEM
• HOT WATER TANK
• ELECTRICAL SERVICE
• WOOD-BURNING FIREPLACES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

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.
• Zoned schools: Riverview Elementary School (math 24% / reading 54%, grade F, #1,444 of 2,108 statewide, top 71%, 366 students, 50% FRL); Fletcher Elementary School (math 27% / reading 37%); Tonawanda Middle/High School (math 49% / reading 43%, grade D-, #1,023 of 1,100 statewide, top 93%, 1,011 students, 46% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 193 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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 $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $160,000

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. 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: 1.08% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.9%
• Equity multiple: 1.08×
• Total profit: $3,390
• Equity at exit: $23,857

10-year hold

• IRR: 14.7%
• Equity multiple: 2.38×
• Total profit: $61,874
• Equity at exit: $13,834

Cash invested: $44,800 (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: 193
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $355

Break-even live

Break-even rent $1,278

Max offer price $160,000

Occupancy floor 74%

Sensitivity live

Price	-10% $445	-5% $400	+0% $355	+5% $309	+10% $264
Rent	-10% $218	-5% $286	+0% $355	+5% $423	+10% $491
Rate	-1.0pp $435	-0.5pp $395	base $355	+0.5pp $313	+1.0pp $271

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: $40,000
• Closing costs: $4,800
• 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	5d	1	0.33mi
184 Sweeney St North Tonawanda, NY	2.0	2.0	1155	$2,000	$1.73	3d	1	0.81mi
53 Winkler Dr Tonawanda, NY	3.0	1.0	1060	$2,100	$1.98	13d	1	1.03mi
330 E Niagara St Tonawanda, NY	1.0–2.0	1.0–2.0	975	$1,900	$1.95	3d	1	1.23mi

Listing history 20 events

1. 2026-04-16
   status Pending
2. 2026-04-08
   listed $160,000 Active
3. 2024-12-05
   historical
4. 2024-11-24
   price $163,900
5. 2024-10-28
   status Active
6. 2024-10-25
   status Pending
7. 2024-10-05
   listed $168,900 Active
8. 2024-08-30
   soldstatus $130,000
9. 2024-08-27
   soldstatus $130,000 Closed 339-char remark

   Show marketing remark (339 chars)

   Affordable home for the budget minded home buyer or to add to your rental portfolio. 3 bedrooms and 1 1/2 baths. There are 3 built in fire places to keep the cold off in the winter. Newer electrical service and heat. Close to all the attractions Tonawanda has to offer. Weekday showings preferred after 6:00 pm , weekends by appointment.

10. 2024-06-23
    status Pending 339-char remark

    Show marketing remark (339 chars)

    Affordable home for the budget minded home buyer or to add to your rental portfolio. 3 bedrooms and 1 1/2 baths. There are 3 built in fire places to keep the cold off in the winter. Newer electrical service and heat. Close to all the attractions Tonawanda has to offer. Weekday showings preferred after 6:00 pm , weekends by appointment.

11. 2024-06-10
    listed $109,900 Active 339-char remark

    Show marketing remark (339 chars)

    Affordable home for the budget minded home buyer or to add to your rental portfolio. 3 bedrooms and 1 1/2 baths. There are 3 built in fire places to keep the cold off in the winter. Newer electrical service and heat. Close to all the attractions Tonawanda has to offer. Weekday showings preferred after 6:00 pm , weekends by appointment.

12. 2021-02-02
    soldstatus $65,800
13. 2021-01-21
    soldstatus $65,800 Closed Sale or Rented
14. 2020-11-11
    status Pending Sale
15. 2020-10-26
    status Under Contract- Do Not Show
16. 2020-09-24
    price $65,000
17. 2020-08-10
    price $60,000
18. 2020-08-04
    listed $65,000 Active
19. 2000-07-21
    soldstatus $32,000
20. 1993-01-15
    soldstatus $13,755

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,974 · $164/mo
• Expected delta: +$730/yr (+$61/mo · 58.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $20,719
• − Mortgage interest: −$8,962
• − Property taxes: −$1,243
• − Insurance: −$800
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$4,655
• Taxable income: $1,744
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,838/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

+1063.2% since first listed

20 events — show timeline

• 2026-04-16 Pending — WNYREIS
• 2026-04-08 Listed $160,000 WNYREIS
• 2024-12-05 Listing Removed — WNYREIS
• 2024-11-24 Price Changed $163,900 WNYREIS
• 2024-10-28 Relisted — WNYREIS
• 2024-10-25 Pending — WNYREIS
• 2024-10-05 Listed $168,900 WNYREIS
• 2024-08-30 Sold (Public Records) $130,000 Public Records
• 2024-08-27 Sold (MLS) $130,000 UNYREIS
• 2024-06-23 Pending — UNYREIS
• 2024-06-10 Listed $109,900 UNYREIS
• 2021-02-02 Sold (Public Records) $65,800 Public Records
• 2021-01-21 Sold (MLS) $65,800 WNYREIS
• 2020-11-11 Pending — WNYREIS
• 2020-10-26 Pending — WNYREIS
• 2020-09-24 Price Changed $65,000 WNYREIS
• 2020-08-10 Price Changed $60,000 WNYREIS
• 2020-08-04 Listed $65,000 WNYREIS
• 2000-07-21 Sold (Public Records) $32,000 Public Records
• 1993-01-15 Sold (Public Records) $13,755 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,243 · +2.8% YoY. Source: county tax records.