52 Commodore Ave · Tonawanda Town, NY 14150

$219,999

3 bd · 1.0 ba · 1,936 sqft · SingleFamily public records · 30 Days on market

Built 1930 9,600 sqft lot Est $166k · 32% over

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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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.5/10.0
• Rent growth +4.2/5.0
• Schools +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exhausted in your search for a new home? Come check out this great home situated on a double lot! Refinished original hardwood floors throughout most of the lower level. Extra large living room features beautiful fireplace to keep yourself warm during those cold winter months. Recently updated kitchen features subway tile walls, butcher block counters, & stainless steel appliances. Plenty of room to gather for those festive events in the formal dining room. Upstairs you will find three spacious bedrooms with newer carpet, solid wood doors & a sizable full bath along with access to a rear balcony. Stairs lead to a full attic ready for your finishing touches or leave as-is and use for storage. Easily accessible with front, side & rear entrance. Side entrance features built-in coat tree/bench/shoe rack/storage. Laundry area located in full basement. Outside you will find a 2-car detached garage & huge side lot. Some updates include fresh paint, light fixtures, sump pump, glass block windows, & HWT. Conveniently located near community center, parks, local shopping, & NYS thruway getting you where you need to go in just minutes. Sellers are motivated!!!

Key facts

• Formal dining room
• Oversized double lot
• Updated kitchen

Tags

• OVERSIZED DOUBLE LOT
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• SUBWAY TILE ACCENTS
• STAINLESS STEEL APPLIANCES
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2 stories; Resale property
• Construction: Composite siding and vinyl siding; Asphalt roof; Block foundation; Existing (previously built)
• Exterior features: Balcony; Open porch; Concrete driveway; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: Total of 7 rooms (includes living areas and laundry)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Hot water heat; Radiant heating
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Full basement; One fireplace
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Kenmore-Tonawanda Union Free School District (suburban): math 44% / reading 47% proficiency, ranked #453 of 590 in NY (top 77%) — 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 at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 43% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $216,699 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $166,496
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Coventry Rd	0.69mi	4/2.0 (+1)	1,951 (+1%)	8mo	$380,000	$195	51
405 Two Mile Creek Rd	0.55mi	4/2.0 (+1)	2,036 (+5%)	16mo	$176,000	$86	44
6 Crane Pl #2	0.27mi	4/2.0 (+1)	2,208 (+14%)	14mo	$90,000	$41	44

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,018
• Equity at exit: $32,803

10-year hold

• IRR: 13.7%
• Equity multiple: 2.29×
• Total profit: $79,562
• Equity at exit: $19,021

Cash invested: $61,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,537 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$340 /mo · $4,083/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $419

Break-even live

Break-even rent $2,007

Max offer price $219,999

Occupancy floor 78%

Sensitivity live

Price	-10% $543	-5% $481	+0% $419	+5% $356	+10% $294
Rent	-10% $218	-5% $318	+0% $419	+5% $519	+10% $619
Rate	-1.0pp $529	-0.5pp $474	base $419	+0.5pp $362	+1.0pp $304

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Colonial Ave Buffalo, NY	4.0	2.0	1240	$2,900	$2.34	24d	1	0.85mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	24d	1	1.13mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	1.33mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	11d	1	1.50mi

Listing history 47 events

1. 2026-06-18
   days on market $219,999 Active 30 DOM
2. 2026-06-17
   days on market $219,999 Active 29 DOM
3. 2026-06-16
   days on market $219,999 Active 28 DOM
4. 2026-06-15
   days on market $219,999 Active 27 DOM
5. 2026-06-13
   pricedays on market $219,999 Active 25 DOM
6. 2026-06-10
   days on market $224,999 Active 22 DOM
7. 2026-06-09
   days on market $224,999 Active 21 DOM
8. 2026-06-08
   days on market $224,999 Active 20 DOM
9. 2026-06-07
   days on market $224,999 Active 19 DOM
10. 2026-06-03
    days on market $224,999 Active 15 DOM
11. 2026-06-02
    days on market $224,999 Active 14 DOM
12. 2026-06-01
    days on market $224,999 Active 13 DOM
13. 2026-05-31
    days on market $224,999 Active 12 DOM
14. 2026-05-19
    listed $224,999 Active
15. 2023-05-25
    soldstatus $200,000
16. 2023-05-24
    soldstatus $200,000 Closed Sale or Rented 1199-char remark

    Show marketing remark (1199 chars)

    Exhausted in your search for a new home? Come check out this great home situated on a double lot! Refinished original hardwood floors throughout most of the lower level. Extra large living room features beautiful fireplace to keep yourself warm during those cold winter months. Recently updated kitchen features subway tile walls, butcher block counters, & stainless steel appliances. Plenty of room to gather for those festive events in the formal dining room. Upstairs you will find three spacious bedrooms with newer carpet, solid wood doors & a sizable full bath along with access to a rear balcony. Stairs lead to a full attic ready for your finishing touches or leave as-is and use for storage. Easily accessible with front, side & rear entrance. Side entrance features built-in coat tree/bench/shoe rack/storage. Laundry area located in full basement. Outside you will find a 2-car detached garage & huge side lot. Some updates include fresh paint, light fixtures, sump pump, glass block windows, & HWT. Conveniently located near community center, parks, local shopping, & NYS thruway getting you where you need to go in just minutes. Sellers are motivated!!!

17. 2023-04-29
    status Pending Sale 1199-char remark

    Show marketing remark (1199 chars)

    Exhausted in your search for a new home? Come check out this great home situated on a double lot! Refinished original hardwood floors throughout most of the lower level. Extra large living room features beautiful fireplace to keep yourself warm during those cold winter months. Recently updated kitchen features subway tile walls, butcher block counters, & stainless steel appliances. Plenty of room to gather for those festive events in the formal dining room. Upstairs you will find three spacious bedrooms with newer carpet, solid wood doors & a sizable full bath along with access to a rear balcony. Stairs lead to a full attic ready for your finishing touches or leave as-is and use for storage. Easily accessible with front, side & rear entrance. Side entrance features built-in coat tree/bench/shoe rack/storage. Laundry area located in full basement. Outside you will find a 2-car detached garage & huge side lot. Some updates include fresh paint, light fixtures, sump pump, glass block windows, & HWT. Conveniently located near community center, parks, local shopping, & NYS thruway getting you where you need to go in just minutes. Sellers are motivated!!!

18. 2023-04-25
    historical Continue to Show- Under Contract 1199-char remark

    Show marketing remark (1199 chars)

    Exhausted in your search for a new home? Come check out this great home situated on a double lot! Refinished original hardwood floors throughout most of the lower level. Extra large living room features beautiful fireplace to keep yourself warm during those cold winter months. Recently updated kitchen features subway tile walls, butcher block counters, & stainless steel appliances. Plenty of room to gather for those festive events in the formal dining room. Upstairs you will find three spacious bedrooms with newer carpet, solid wood doors & a sizable full bath along with access to a rear balcony. Stairs lead to a full attic ready for your finishing touches or leave as-is and use for storage. Easily accessible with front, side & rear entrance. Side entrance features built-in coat tree/bench/shoe rack/storage. Laundry area located in full basement. Outside you will find a 2-car detached garage & huge side lot. Some updates include fresh paint, light fixtures, sump pump, glass block windows, & HWT. Conveniently located near community center, parks, local shopping, & NYS thruway getting you where you need to go in just minutes. Sellers are motivated!!!

19. 2023-04-19
    listed $199,900 Active 1199-char remark

    Show marketing remark (1199 chars)

    Exhausted in your search for a new home? Come check out this great home situated on a double lot! Refinished original hardwood floors throughout most of the lower level. Extra large living room features beautiful fireplace to keep yourself warm during those cold winter months. Recently updated kitchen features subway tile walls, butcher block counters, & stainless steel appliances. Plenty of room to gather for those festive events in the formal dining room. Upstairs you will find three spacious bedrooms with newer carpet, solid wood doors & a sizable full bath along with access to a rear balcony. Stairs lead to a full attic ready for your finishing touches or leave as-is and use for storage. Easily accessible with front, side & rear entrance. Side entrance features built-in coat tree/bench/shoe rack/storage. Laundry area located in full basement. Outside you will find a 2-car detached garage & huge side lot. Some updates include fresh paint, light fixtures, sump pump, glass block windows, & HWT. Conveniently located near community center, parks, local shopping, & NYS thruway getting you where you need to go in just minutes. Sellers are motivated!!!

20. 2022-12-14
    historical
21. 2022-11-28
    listed $199,900 Active
22. 2022-06-16
    soldstatus $190,000
23. 2022-06-13
    soldstatus $190,000 Closed Sale or Rented
24. 2022-04-26
    status Pending Sale
25. 2022-04-18
    status Under Contract- Do Not Show
26. 2022-04-15
    status Active
27. 2022-04-15
    status Under Contract- Do Not Show
28. 2022-04-11
    listed $179,900 Active
29. 2019-05-30
    soldstatus $117,000 Closed Sale or Rented
30. 2019-05-30
    soldstatus $117,000
31. 2019-04-15
    status Pending Sale
32. 2019-03-25
    status Under Contract- Do Not Show
33. 2019-03-07
    listed $119,000 Active
34. 2019-02-19
    soldstatus $50,500 Closed Sale or Rented
35. 2019-02-08
    soldstatus $50,500
36. 2019-01-29
    status Pending Sale
37. 2018-11-22
    price $68,000
38. 2018-09-07
    price $75,000
39. 2018-07-24
    price $80,000
40. 2018-06-07
    listed $84,500 Active
41. 2018-05-28
    historical
42. 2018-04-27
    price $89,900
43. 2018-03-19
    price $93,000
44. 2018-02-24
    price $100,000
45. 2018-02-05
    price $105,000
46. 2017-11-08
    price $110,000
47. 2017-08-29
    listed $115,000 Active

ⓘ 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: $4,083 · $340/mo
• Projected year-2 tax: $4,083 · $340/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 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: $30,443
• − Mortgage interest: −$12,323
• − Property taxes: −$4,083
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$6,400
• Taxable income: $1,666
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $4,623/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: Kenmore-Tonawanda Union Free School District
• NCES district ID: 3616230
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $51,433
• Composite: 39.18/100
• National rank: #4024
• State rank: #453 of 590 in NY

Livability — Tonawanda Town

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

Census & demographics

• Census place: Tonawanda Town, NY
• County: Erie County · 714,559 people
• City population: 63,948
• 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

+95.7% since first listed

34 events — show timeline

• 2026-05-19 Listed $224,999 WNYREIS
• 2023-05-25 Sold (Public Records) $200,000 Public Records
• 2023-05-24 Sold (MLS) $200,000 WNYREIS
• 2023-04-29 Pending — WNYREIS
• 2023-04-25 Contingent — WNYREIS
• 2023-04-19 Listed $199,900 WNYREIS
• 2022-12-14 Listing Removed — WNYREIS
• 2022-11-28 Listed $199,900 WNYREIS
• 2022-06-16 Sold (Public Records) $190,000 Public Records
• 2022-06-13 Sold (MLS) $190,000 WNYREIS
• 2022-04-26 Pending — WNYREIS
• 2022-04-18 Pending — WNYREIS
• 2022-04-15 Relisted — WNYREIS
• 2022-04-15 Pending — WNYREIS
• 2022-04-11 Listed $179,900 WNYREIS
• 2019-05-30 Sold (Public Records) $117,000 Public Records
• 2019-05-30 Sold (MLS) $117,000 WNYREIS
• 2019-04-15 Pending — WNYREIS
• 2019-03-25 Pending — WNYREIS
• 2019-03-07 Listed $119,000 WNYREIS
• 2019-02-19 Sold (MLS) $50,500 WNYREIS
• 2019-02-08 Sold (Public Records) $50,500 Public Records
• 2019-01-29 Pending — WNYREIS
• 2018-11-22 Price Changed $68,000 WNYREIS
• 2018-09-07 Price Changed $75,000 WNYREIS
• 2018-07-24 Price Changed $80,000 WNYREIS
• 2018-06-07 Listed $84,500 WNYREIS
• 2018-05-28 Listing Removed — WNYREIS
• 2018-04-27 Price Changed $89,900 WNYREIS
• 2018-03-19 Price Changed $93,000 WNYREIS
• 2018-02-24 Price Changed $100,000 WNYREIS
• 2018-02-05 Price Changed $105,000 WNYREIS
• 2017-11-08 Price Changed $110,000 WNYREIS
• 2017-08-29 Listed $115,000 WNYREIS

Property tax history

+17.0%/yr

Latest (2025): $4,083 · +1.1% YoY. Source: county tax records.