120 7th Ave · North Tonawanda, NY 14120

$100,000

3 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 191 Days on market

Built 1900 6,480 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice house on a quiet street in the revitalized neighborhood of Oliver Street. Large family room with a gas stove. Roof 3 plus years old, furnace around 8 years old, electric updated 3 plus years ago, newer pipes and water lines on water meter 11 plus years ago. Updated bathroom with bath fitter. Updated windows. Come enjoy the long driveway and nice detached garage with electric hookups/breaker and nice backyard. Home inspection completed. Results available for buyer peace of mind.

Key facts

• Sliding doors
• Spacious living room
• Detached garage

Tags

• SPACIOUS LIVING ROOM
• ADDITIONAL FAMILY ROOM
• SLIDING DOORS
• DETACHED GARAGE
• GENEROUSLY SIZED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.0% in North Tonawanda — 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 85/100 on livability (#30 in NY, #518 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• North Tonawanda City School District (suburban): math 42% / reading 57% proficiency, ranked #398 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.0%/yr); 178 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $72k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.36%
• DSCR: 1.82
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $269,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 7th Ave	0.00mi	3/1.0	1,496 (0%)	1mo	$87,500	$58	99
129 Dahlgreen Pl	0.18mi	3/1.0	1,570 (+5%)	1mo	$231,000	$147	82
61 5th Ave	0.17mi	3/1.0	1,429 (-4%)	3mo	$215,000	$150	82
64 Oakwood Ter	0.47mi	3/1.5	1,464 (-2%)	1mo	$315,000	$215	72
671 Treichler St	0.43mi	3/1.5	1,445 (-3%)	3mo	$300,000	$208	70
425 Wheatfield St	0.63mi	3/2.0	1,536 (+3%)	1mo	$270,000	$176	61
732 Barrally St	0.33mi	3/1.0	1,302 (-13%)	2mo	$280,000	$215	61
228 Robinson St	0.67mi	3/1.0	1,557 (+4%)	2mo	$198,000	$127	60
508 Bryant St	0.55mi	4/2.0 (+1)	1,552 (+4%)	1mo	$279,700	$180	58
130 16th Ave	0.53mi	2/1.0 (-1)	1,360 (-9%)	1mo	$250,000	$184	55
265 Miller St	0.53mi	3/2.0	1,664 (+11%)	1mo	$320,000	$192	52
89 16th Ave	0.48mi	3/2.0	1,688 (+13%)	3mo	$270,000	$160	50

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 · 5.96% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.56×
• Total profit: $15,734
• Equity at exit: $14,910

10-year hold

• IRR: 24.7%
• Equity multiple: 3.47×
• Total profit: $69,100
• Equity at exit: $8,646

Cash invested: $28,000 (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 14120

• Rents YoY: 6.0%
• Active inventory: 178
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$524
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $428

Break-even live

Break-even rent $954

Max offer price $100,000

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 7th Ave North Tonawanda, NY	2.0	1.0	1576	$1,500	$0.95	1d	1	0.15mi
175 12th Ave North Tonawanda, NY	3.0	1.0	1000	$1,600	$1.60	43d	1	0.24mi
125 3rd Ave North Tonawanda, NY	2.0	1.0	900	$1,100	$1.22	43d	1	0.26mi
600 River Rd North Tonawanda, NY	1.0–3.0	1.0–2.5	1320	$4,995	$3.78	1d	12	0.48mi
60 Fredericka St North Tonawanda, NY	2.0	1.0	1200	$1,425	$1.19	14d	1	0.58mi
757 Remington Dr Unit 1 North Tonawanda, NY	3.0	1.5	1100	$1,750	$1.59	10d	1	1.13mi
184 Sweeney St North Tonawanda, NY	2.0	2.0	1155	$2,000	$1.73	1d	1	1.34mi

Listing history 21 events

1. 2026-04-16
   status Pending
2. 2026-03-23
   price $100,000
3. 2026-01-07
   price $156,000
4. 2025-11-04
   price $163,800
5. 2025-10-07
   listed $171,600 Active
6. 2021-08-16
   soldstatus $100,000 Closed Sale or Rented 487-char remark

   Show marketing remark (487 chars)

   Nice house on a quiet street in the revitalized neighborhood of Oliver Street. Large family room with a gas stove. Roof 3 plus years old, furnace around 8 years old, electric updated 3 plus years ago, newer pipes and water lines on water meter 11 plus years ago. Updated bathroom with bath fitter. Updated windows. Come enjoy the long driveway and nice detached garage with electric hookups/breaker and nice backyard. Home inspection completed. Results available for buyer peace of mind.

7. 2021-06-15
   status Pending Sale 487-char remark

   Show marketing remark (487 chars)

   Nice house on a quiet street in the revitalized neighborhood of Oliver Street. Large family room with a gas stove. Roof 3 plus years old, furnace around 8 years old, electric updated 3 plus years ago, newer pipes and water lines on water meter 11 plus years ago. Updated bathroom with bath fitter. Updated windows. Come enjoy the long driveway and nice detached garage with electric hookups/breaker and nice backyard. Home inspection completed. Results available for buyer peace of mind.

8. 2021-06-08
   status Under Contract- Do Not Show 487-char remark

   Show marketing remark (487 chars)

   Nice house on a quiet street in the revitalized neighborhood of Oliver Street. Large family room with a gas stove. Roof 3 plus years old, furnace around 8 years old, electric updated 3 plus years ago, newer pipes and water lines on water meter 11 plus years ago. Updated bathroom with bath fitter. Updated windows. Come enjoy the long driveway and nice detached garage with electric hookups/breaker and nice backyard. Home inspection completed. Results available for buyer peace of mind.

9. 2021-06-07
   price $104,900 487-char remark

   Show marketing remark (487 chars)

   Nice house on a quiet street in the revitalized neighborhood of Oliver Street. Large family room with a gas stove. Roof 3 plus years old, furnace around 8 years old, electric updated 3 plus years ago, newer pipes and water lines on water meter 11 plus years ago. Updated bathroom with bath fitter. Updated windows. Come enjoy the long driveway and nice detached garage with electric hookups/breaker and nice backyard. Home inspection completed. Results available for buyer peace of mind.

10. 2021-05-21
    price $107,900 487-char remark

    Show marketing remark (487 chars)

    Nice house on a quiet street in the revitalized neighborhood of Oliver Street. Large family room with a gas stove. Roof 3 plus years old, furnace around 8 years old, electric updated 3 plus years ago, newer pipes and water lines on water meter 11 plus years ago. Updated bathroom with bath fitter. Updated windows. Come enjoy the long driveway and nice detached garage with electric hookups/breaker and nice backyard. Home inspection completed. Results available for buyer peace of mind.

11. 2021-05-21
    status Active 487-char remark

    Show marketing remark (487 chars)

    Nice house on a quiet street in the revitalized neighborhood of Oliver Street. Large family room with a gas stove. Roof 3 plus years old, furnace around 8 years old, electric updated 3 plus years ago, newer pipes and water lines on water meter 11 plus years ago. Updated bathroom with bath fitter. Updated windows. Come enjoy the long driveway and nice detached garage with electric hookups/breaker and nice backyard. Home inspection completed. Results available for buyer peace of mind.

12. 2021-05-20
    status Under Contract- Do Not Show 487-char remark

    Show marketing remark (487 chars)

    Nice house on a quiet street in the revitalized neighborhood of Oliver Street. Large family room with a gas stove. Roof 3 plus years old, furnace around 8 years old, electric updated 3 plus years ago, newer pipes and water lines on water meter 11 plus years ago. Updated bathroom with bath fitter. Updated windows. Come enjoy the long driveway and nice detached garage with electric hookups/breaker and nice backyard. Home inspection completed. Results available for buyer peace of mind.

13. 2021-05-12
    listed $109,900 Active 487-char remark

    Show marketing remark (487 chars)

    Nice house on a quiet street in the revitalized neighborhood of Oliver Street. Large family room with a gas stove. Roof 3 plus years old, furnace around 8 years old, electric updated 3 plus years ago, newer pipes and water lines on water meter 11 plus years ago. Updated bathroom with bath fitter. Updated windows. Come enjoy the long driveway and nice detached garage with electric hookups/breaker and nice backyard. Home inspection completed. Results available for buyer peace of mind.

14. 2020-02-21
    soldstatus $78,000
15. 2020-02-19
    soldstatus $78,000 Closed Sale or Rented 393-char remark

    Show marketing remark (393 chars)

    Adorable home is ready for it's new owner! Large family room with gas stove leads out to a private fenced back yard with garage. Large ticketed items updated. Newer roof 2 yrs, furnace 6 yrs, electric service 2yrs. hot water tank 2yrs, newer pipes and water lines on the water meter 10yrs, Newer remodeled Bath fitters bathroom. Plus a security alarm is owned. You can make this home your own!

16. 2019-12-31
    status Pending Sale 393-char remark

    Show marketing remark (393 chars)

    Adorable home is ready for it's new owner! Large family room with gas stove leads out to a private fenced back yard with garage. Large ticketed items updated. Newer roof 2 yrs, furnace 6 yrs, electric service 2yrs. hot water tank 2yrs, newer pipes and water lines on the water meter 10yrs, Newer remodeled Bath fitters bathroom. Plus a security alarm is owned. You can make this home your own!

17. 2019-12-18
    status Under Contract- Do Not Show 393-char remark

    Show marketing remark (393 chars)

    Adorable home is ready for it's new owner! Large family room with gas stove leads out to a private fenced back yard with garage. Large ticketed items updated. Newer roof 2 yrs, furnace 6 yrs, electric service 2yrs. hot water tank 2yrs, newer pipes and water lines on the water meter 10yrs, Newer remodeled Bath fitters bathroom. Plus a security alarm is owned. You can make this home your own!

18. 2019-11-09
    price $79,999 393-char remark

    Show marketing remark (393 chars)

    Adorable home is ready for it's new owner! Large family room with gas stove leads out to a private fenced back yard with garage. Large ticketed items updated. Newer roof 2 yrs, furnace 6 yrs, electric service 2yrs. hot water tank 2yrs, newer pipes and water lines on the water meter 10yrs, Newer remodeled Bath fitters bathroom. Plus a security alarm is owned. You can make this home your own!

19. 2019-10-22
    price $80,000 393-char remark

    Show marketing remark (393 chars)

    Adorable home is ready for it's new owner! Large family room with gas stove leads out to a private fenced back yard with garage. Large ticketed items updated. Newer roof 2 yrs, furnace 6 yrs, electric service 2yrs. hot water tank 2yrs, newer pipes and water lines on the water meter 10yrs, Newer remodeled Bath fitters bathroom. Plus a security alarm is owned. You can make this home your own!

20. 2019-10-11
    listed $89,900 Active 393-char remark

    Show marketing remark (393 chars)

    Adorable home is ready for it's new owner! Large family room with gas stove leads out to a private fenced back yard with garage. Large ticketed items updated. Newer roof 2 yrs, furnace 6 yrs, electric service 2yrs. hot water tank 2yrs, newer pipes and water lines on the water meter 10yrs, Newer remodeled Bath fitters bathroom. Plus a security alarm is owned. You can make this home your own!

21. 2004-05-03
    soldstatus $50,880

ⓘ 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: $2,254 · $188/mo
• Projected year-2 tax: $2,254 · $188/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $17,959
• − Mortgage interest: −$5,602
• − Property taxes: −$2,254
• − Insurance: −$500
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$2,909
• Taxable income: $3,822
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $4,224/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: North Tonawanda City School District
• NCES district ID: 3621240
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $48,348
• Composite: 42.15/100
• National rank: #3301
• State rank: #398 of 590 in NY

Livability — North Tonawanda

• Score: 85/100
• State rank: #30
• US rank: #518

Category grades

Amenities C+ 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: North Tonawanda, NY
• County: Niagara County · 157,377 people
• City population: 44,241
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 44,241
• Household income: $74,871
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1303.0

Population outlook (Niagara County) Hauer SSP2

• Today (2025): 204,149 people
• By 2030: 197,900 · -3.1%
• By 2040: 182,239 · -10.7%
• By 2050: 165,198 · -19.1%
• By 2075: 129,416 · -36.6%
• By 2100: 96,222 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 15% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Niagara

• 2024 margin: R (+14.9) · D 42.5% · R 57.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 1.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+9.7 2016: R+19.0 2012: D+0.6 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.39%
• Current HPI: 303.1744
• Rent YoY: ▲ 5.96%
• 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

+96.5% since first listed

21 events — show timeline

• 2026-04-16 Pending — WNYREIS
• 2026-03-23 Price Changed $100,000 WNYREIS
• 2026-01-07 Price Changed $156,000 WNYREIS
• 2025-11-04 Price Changed $163,800 WNYREIS
• 2025-10-07 Listed $171,600 WNYREIS
• 2021-08-16 Sold (MLS) $100,000 WNYREIS
• 2021-06-15 Pending — WNYREIS
• 2021-06-08 Pending — WNYREIS
• 2021-06-07 Price Changed $104,900 WNYREIS
• 2021-05-21 Price Changed $107,900 WNYREIS
• 2021-05-21 Relisted — WNYREIS
• 2021-05-20 Pending — WNYREIS
• 2021-05-12 Listed $109,900 WNYREIS
• 2020-02-21 Sold (Public Records) $78,000 Public Records
• 2020-02-19 Sold (MLS) $78,000 WNYREIS
• 2019-12-31 Pending — WNYREIS
• 2019-12-18 Pending — WNYREIS
• 2019-11-09 Price Changed $79,999 WNYREIS
• 2019-10-22 Price Changed $80,000 WNYREIS
• 2019-10-11 Listed $89,900 WNYREIS
• 2004-05-03 Sold (Public Records) $50,880 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,254 · +2.1% YoY. Source: county tax records.