17 Edith St · Tonawanda, NY 14150

$164,900

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 49 Days on market

Built 1920 4,800 sqft lot $113/sqft · 44% below area Est $292k · 44% under ↓ 6% since listing

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• 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

Charming three-bedroom two-bath home tucked away on a quiet dead-end street in the City of Tonawanda. Additional room can be used as a fourth bedroom. ALL kitchen appliances included as well as washer & dryer. This well located property offers both privacy and convenience with minimal thru traffic and a peaceful neighborhood setting--perfect for comfortable everyday living. Close to local amenities and shopping. Property being sold as-is. OPEN HOUSE this Saturday 5/2 from 1-3pm.

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story home; Existing (resale) property
• Construction: Aluminum siding; Vinyl siding; Asphalt roof
• Exterior features: Blacktop driveway; Fully fenced yard; Rectangular residential lot; City street frontage; Lot dimensions approximately 40 x 120

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Baseboard heating; Hot water heating; Heating present (see remarks)
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Convertible bedroom
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

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); 191 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $292,342
• List price: $164,900
• Delta: -43.59%
• 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
180 Lorelee Dr	0.60mi	3/1.5	1,482 (+2%)	0mo	$350,000	$236	67
40 Dale Dr	0.75mi	3/3.0	1,552 (+6%)	3mo	$295,000	$190	48
161 Raintree Pkwy	0.59mi	3/1.5	1,530 (+5%)	20mo	$361,750	$236	46
166 Dale Dr	0.69mi	4/1.5 (+1)	1,454 (-0%)	24mo	$292,000	$201	40
30 Lorelee Dr	0.63mi	4/1.0 (+1)	1,533 (+5%)	17mo	$181,030	$118	39
105 Dale Dr	0.74mi	4/2.0 (+1)	1,440 (-1%)	24mo	$255,000	$177	39
604 Ellicott Creek Rd	0.70mi	3/2.0	1,550 (+6%)	23mo	$350,000	$226	38
2778 Colvin Blvd	0.75mi	3/1.5	1,368 (-6%)	21mo	$310,000	$227	35
45 Marlee Dr	0.68mi	3/1.5	1,248 (-14%)	11mo	$305,000	$244	33

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-8,462
• Equity at exit: $24,587

10-year hold

• IRR: 8.9%
• Equity multiple: 1.80×
• Total profit: $37,142
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$865
• Tax from tax record: −$225 /mo · $2,702/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $182

Break-even live

Break-even rent $1,467

Max offer price $164,900

Occupancy floor 84%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 Scott St Tonawanda, NY	2.0	1.0	1584	$1,450	$0.92	2d	1	0.66mi
330 E Niagara St Tonawanda, NY	1.0–2.0	1.0–2.0	975	$1,900	$1.95	2d	1	0.76mi
103 Raintree Is Tonawanda, NY	1.0–2.0	1.0	700	$1,800	$2.57	2d	35	0.91mi
184 Sweeney St North Tonawanda, NY	2.0	2.0	1155	$2,000	$1.73	2d	1	1.04mi
53 Winkler Dr Tonawanda, NY	3.0	1.0	1060	$2,100	$1.98	12d	1	1.04mi
166 Spruce St Unit 5 North Tonawanda, NY	2.0	1.0	1000	$1,300	$1.30	24d	1	1.14mi
115 Klinger Ave Tonawanda, NY	3.0	1.0	1200	$1,450	$1.21	3d	1	1.30mi

Listing history 17 events

1. 2026-06-18
   days on market $164,900 Active 49 DOM
2. 2026-06-17
   days on market $164,900 Active 48 DOM
3. 2026-06-16
   days on market $164,900 Active 47 DOM
4. 2026-06-15
   days on market $164,900 Active 46 DOM
5. 2026-06-13
   days on market $164,900 Active 44 DOM
6. 2026-06-13
   days on market $164,900 Active 43 DOM
7. 2026-06-10
   days on market $164,900 Active 41 DOM
8. 2026-06-09
   days on market $164,900 Active 40 DOM
9. 2026-06-08
   days on market $164,900 Active 39 DOM
10. 2026-06-07
    days on market $164,900 Active 38 DOM
11. 2026-06-05
    days on market $164,900 Active 35 DOM
12. 2026-06-03
    days on market $164,900 Active 34 DOM
13. 2026-06-02
    days on market $164,900 Active 33 DOM
14. 2026-06-01
    days on market $164,900 Active 32 DOM
15. 2026-05-31
    days on market $164,900 Active 31 DOM
16. 2026-05-13
    price $164,900 489-char remark
17. 2026-04-30
    listed $174,900 Active 489-char remark

ⓘ 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: $2,702 · $225/mo
• Projected year-2 tax: $2,744 · $229/mo
• Expected delta: +$42/yr (+$4/mo · 1.6%)

ⓘ 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) · 24% 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: $20,361
• − Mortgage interest: −$9,237
• − Property taxes: −$2,702
• − Insurance: −$824
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$4,797
• Taxable loss: −$457
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $2,291/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

-5.7% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $164,900 WNYREIS
• 2026-04-30 Listed $174,900 WNYREIS

Property tax history

+6.3%/yr

Latest (2025): $2,702 · +3.4% YoY. Source: county tax records.