30 King St · Tonawanda, NY 14150

$199,900

4 bd · 2.0 ba · 1,233 sqft · SingleFamily public records · 14 Days on market

Built 1938 3,090 sqft lot $162/sqft · 27% below area Est $273k · 27% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Livability +4.5/5.0
• 1% rule +4.4/10.0
• 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

Solid house in great neighborhood. Offers four bedrooms, (one of which is a first floor with attached bath). Newer windows, hot water heater 2018, main roof 2006, furnace 95, concrete drive, block windows, new sump pump has been installed to meet City code. New vinyl railings on large front porch. Range, refrigerator, washer, and dryer are all included. Showings begin Monday, June 14th, at noon. Offers will be reviewed on Tuesday, June 22nd, at 5:00 p. m.

Key facts

• Ensuite full bath
• Generous workspace
• 3,090 sq ft lot

Tags

• FIRST-FLOOR PRIMARY BEDROOM
• ENSUITE FULL BATH
• LARGE OPEN LIVING SPACES
• VINYL REPLACEMENT WINDOWS
• WELCOMING FRONT PORCH
• GENEROUS WORKSPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Single-story home; Vinyl siding; Entry level: Main level primary; Asphalt roof; Resale property
• Construction: Built (existing); Block foundation
• Exterior features: Concrete driveway; Fully fenced yard; Covered porch

Interior

• Kitchen: Dishwasher
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Skylights; Ceiling fan(s); Separate / formal dining room; Main level primary / primary suite
• Laundry & utility: 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 $165 ($2k/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 $188k (5.9% below list).
• Recommended offer: $188k (5.9% below list) — sets the bar for 1% rule.

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); 193 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).
• This rent runs 32% of the median local income ($71k/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 $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 5y 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 $78k; list at $200k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,147 (5.9% below list)

Questions for the listing agent

1. Built in 1938 — 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: 0.94% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $273,237
• List price: $199,900
• Delta: -26.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Winkler Dr	0.43mi	3/1.5 (-1)	1,212 (-2%)	6mo	$257,500	$212	65
115 Nicholas Dr N	0.44mi	4/1.0	1,264 (+2%)	14mo	$235,000	$186	60
17 Nicholas Dr N	0.54mi	3/1.0 (-1)	1,281 (+4%)	10mo	$250,000	$195	51
26 Nicholas Ct	0.61mi	4/2.0	1,316 (+7%)	13mo	$310,500	$236	50
127 Bannard Ave	0.68mi	3/1.0 (-1)	1,263 (+2%)	9mo	$240,000	$190	48
20 Nicholas Dr N	0.53mi	3/1.0 (-1)	1,108 (-10%)	5mo	$160,000	$144	45
53 Winkler Dr	0.50mi	3/1.0 (-1)	1,060 (-14%)	2mo	$210,000	$198	43
157 Newell Ave	0.67mi	3/1.0 (-1)	1,131 (-8%)	8mo	$269,900	$239	40
23 Winkler Dr	0.55mi	3/1.0 (-1)	1,060 (-14%)	17mo	$215,000	$203	28

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 · 6.75% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.74×
• Total profit: $-14,542
• Equity at exit: $29,806

10-year hold

• IRR: 6.8%
• Equity multiple: 1.60×
• Total profit: $33,469
• Equity at exit: $17,284

Cash invested: $55,972 (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: 193
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $165

Break-even live

Break-even rent $1,673

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $278	-5% $221	+0% $165	+5% $108	+10% $52
Rent	-10% $16	-5% $90	+0% $165	+5% $239	+10% $313
Rate	-1.0pp $265	-0.5pp $216	base $165	+0.5pp $113	+1.0pp $60

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Klinger Ave Tonawanda, NY	3.0	1.0	1200	$1,450	$1.21	4d	1	0.49mi
53 Winkler Dr Tonawanda, NY	3.0	1.0	1060	$2,100	$1.98	12d	1	0.49mi

Listing history 6 events

1. 2026-05-08
   listed $199,900 Active 1599-char remark
2. 2021-09-14
   soldstatus $77,500
3. 2021-09-13
   soldstatus $155,000 Closed Sale or Rented 459-char remark

   Show marketing remark (459 chars)

   Solid house in great neighborhood. Offers four bedrooms, (one of which is a first floor with attached bath). Newer windows, hot water heater 2018, main roof 2006, furnace 95, concrete drive, block windows, new sump pump has been installed to meet City code. New vinyl railings on large front porch. Range, refrigerator, washer, and dryer are all included. Showings begin Monday, June 14th, at noon. Offers will be reviewed on Tuesday, June 22nd, at 5:00 p. m.

4. 2021-06-28
   status Pending Sale 459-char remark

   Show marketing remark (459 chars)

   Solid house in great neighborhood. Offers four bedrooms, (one of which is a first floor with attached bath). Newer windows, hot water heater 2018, main roof 2006, furnace 95, concrete drive, block windows, new sump pump has been installed to meet City code. New vinyl railings on large front porch. Range, refrigerator, washer, and dryer are all included. Showings begin Monday, June 14th, at noon. Offers will be reviewed on Tuesday, June 22nd, at 5:00 p. m.

5. 2021-06-26
   status Under Contract- Do Not Show 459-char remark

   Show marketing remark (459 chars)

   Solid house in great neighborhood. Offers four bedrooms, (one of which is a first floor with attached bath). Newer windows, hot water heater 2018, main roof 2006, furnace 95, concrete drive, block windows, new sump pump has been installed to meet City code. New vinyl railings on large front porch. Range, refrigerator, washer, and dryer are all included. Showings begin Monday, June 14th, at noon. Offers will be reviewed on Tuesday, June 22nd, at 5:00 p. m.

6. 2021-06-13
   listed $129,900 Active 459-char remark

   Show marketing remark (459 chars)

   Solid house in great neighborhood. Offers four bedrooms, (one of which is a first floor with attached bath). Newer windows, hot water heater 2018, main roof 2006, furnace 95, concrete drive, block windows, new sump pump has been installed to meet City code. New vinyl railings on large front porch. Range, refrigerator, washer, and dryer are all included. Showings begin Monday, June 14th, at noon. Offers will be reviewed on Tuesday, June 22nd, at 5:00 p. m.

ⓘ 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: $2,280 · $190/mo
• Projected year-2 tax: $2,829 · $236/mo
• Expected delta: +$549/yr (+$46/mo · 24.1%)

ⓘ 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: $22,578
• − Mortgage interest: −$11,198
• − Property taxes: −$2,280
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$5,815
• Taxable loss: −$1,327
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $2,295/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

+53.9% since first listed

7 events — show timeline

• 2026-05-22 Pending — WNYREIS
• 2026-05-08 Listed $199,900 WNYREIS
• 2021-09-14 Sold (Public Records) $77,500 Public Records
• 2021-09-13 Sold (MLS) $155,000 WNYREIS
• 2021-06-28 Pending — WNYREIS
• 2021-06-26 Pending — WNYREIS
• 2021-06-13 Listed $129,900 WNYREIS

Property tax history

+27.7%/yr

Latest (2025): $2,280 · +3.4% YoY. Source: county tax records.