181 Knowlton Ave · Kenmore, NY 14217

$149,900

3 bd · 1.5 ba · 1,557 sqft · SingleFamily public records · 6 Days on market

Built 1927 4,238 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3 bed cape has major potential, a diamond in the rough, surrounded by higher priced homes! Maintenance free exterior. Front porch/ welcoming foyer/ natural wood work/ living room/ brick art fireplace with build in bookcases with an extended sunroom, French doors are currently in the attic/ gracious formal dining rm/eat in kit/stove stays/ first floor two bedrooms, full bath. Second floor third bed with spacious walk in attic could be possible additional living space/ two car garage with concrete driveway. Well located in the heart of the village of Kenmore showings begin immediately!! Offers to be reviewed, Thursday, 4/30/26 by 12:00 noon.

Key facts

• Built in bookcases
• Brick art fireplace
• French doors

Tags

• MAINTENANCE FREE EXTERIOR
• BRICK ART FIREPLACE
• BUILT IN BOOKCASES
• EXTENDED SUNROOM
• FRENCH DOORS
• GRACIOUS FORMAL DINING

Property features AI

Finance

• Other: Lot is rectangular with city street frontage; Lot dimensions approximately 40 x 105

Exterior

• Parking: Detached garage with automatic door opener; Approximately 2.5 garage spaces
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Copper plumbing; Block foundation; Attic/crawl hatchway(s) insulated; Existing year built
• Exterior features: Concrete driveway; Partial fencing; Fence; Open porch

Interior

• Kitchen: Electric oven; Electric range; Eat-in kitchen
• Bedrooms: Main level bedrooms: 2; Second level bedroom: 1; Total rooms include 3 bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Natural woodwork; Bedroom on main level; Main level primary; Sunroom/Florida room
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.9% vs local median 3.0% in Kenmore — 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 80/100 on livability (#114 in NY, #1,843 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D-, commute F.
• 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 (+9.8%/yr); 99 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1927 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.15% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $333,198
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Knowlton Ave	0.00mi	3/1.0	1,557 (0%)	1mo	$215,000	$138	97
109 Argonne Dr	0.15mi	3/1.5	1,548 (-1%)	1mo	$411,250	$266	91
140 Knowlton Ave	0.08mi	3/2.0	1,607 (+3%)	0mo	$340,000	$212	89
17 Crosby Ave	0.34mi	3/2.0	1,548 (-1%)	1mo	$383,000	$247	81
181 Mang Ave	0.70mi	3/1.5	1,565 (+0%)	1mo	$335,000	$214	66
341 Mckinley Ave	0.40mi	4/1.5 (+1)	1,651 (+6%)	2mo	$375,000	$227	65
172 Tremont Ave	0.75mi	3/1.5	1,569 (+1%)	1mo	$282,000	$180	63
135 Louvaine Dr	0.60mi	3/2.5	1,508 (-3%)	0mo	$385,000	$255	62
72 Charleston Ave	0.37mi	3/1.5	1,344 (-14%)	2mo	$150,000	$112	58
308 Hartford Ave	0.73mi	3/2.0	1,498 (-4%)	1mo	$325,000	$217	56
80 Kinsey Ave	0.66mi	3/1.5	1,702 (+9%)	1mo	$270,000	$159	53
63 Stillwell Ave	0.42mi	4/1.0 (+1)	1,365 (-12%)	1mo	$187,500	$137	52

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $5,573
• Equity at exit: $22,351

10-year hold

• IRR: 17.1%
• Equity multiple: 2.74×
• Total profit: $73,101
• Equity at exit: $12,961

Cash invested: $41,972 (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 14217

• Home prices YoY: -34.3%
• Rents YoY: 9.8%
• Active inventory: 99
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $325

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 76%

Sensitivity live

Price	-10% $429	-5% $377	+0% $325	+5% $274	+10% $222
Rent	-10% $189	-5% $257	+0% $325	+5% $394	+10% $462
Rate	-1.0pp $401	-0.5pp $364	base $325	+0.5pp $287	+1.0pp $247

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Kenwood Rd Unit 1 Buffalo, NY	2.0	1.0	1100	$1,250	$1.14	24d	1	0.54mi
301 Crestwood Ave Buffalo, NY	2.0	1.0	2024	$1,700	$0.84	44d	1	0.62mi
3113 Delaware Ave Unit 1 Buffalo, NY	2.0	1.0	1083	$1,200	$1.11	24d	1	0.62mi
244 Hartwell Rd Buffalo, NY	3.0	1.0	1250	$1,500	$1.20	4d	1	0.64mi
2522 Delaware Ave Buffalo, NY	3.0	1.0	1150	$1,625	$1.41	2d	1	0.71mi
2514 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1620	$1,650	$1.02	2d	1	0.72mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	11d	1	0.75mi
307 Sterling Ave Buffalo, NY	3.0	1.0	1632	$1,800	$1.10	4d	1	0.80mi
359 Colvin Ave Buffalo, NY	3.0	1.0	2010	$2,100	$1.04	24d	1	0.81mi
77 Lovering Ave #2 Buffalo, NY	3.0	1.0	1450	$1,895	$1.31	44d	1	0.82mi
414 Taunton Pl Unit Lowet Buffalo, NY	3.0	1.0	1232	$1,700	$1.38	15d	1	0.87mi
140 Commonwealth Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$3,500	$2.80	44d	1	0.90mi
49 Tulane Rd Buffalo, NY	2.0	1.0	1100	$1,600	$1.45	18d	1	1.01mi
27 Henley Rd Buffalo, NY	2.0	1.0	1200	$1,299	$1.08	15d	1	1.02mi
88 Commonwealth Ave Buffalo, NY	3.0	1.0	1355	$1,695	$1.25	20d	1	1.03mi
79 Commonwealth Ave Buffalo, NY	3.0	1.0	1450	$1,600	$1.10	24d	1	1.04mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	24d	1	1.06mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	18d	1	1.32mi
52 Greeley St Unit Upper Buffalo, NY	2.0	1.0	1804	$1,000	$0.55	24d	1	1.33mi
33 Tillotson Pl Buffalo, NY	3.0	1.0	1143	$2,095	$1.83	15d	1	1.40mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	4d	1	1.46mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $149,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥92°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: $20,679
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,361
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $3,518/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 — Kenmore

• Score: 80/100
• State rank: #114
• US rank: #1843

Category grades

Amenities A+ Commute F Cost of living B+ Crime D- Employment A Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenmore, NY
• County: Erie County · 714,559 people
• City population: 22,566
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 22,471
• Household income: $73,800
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 727.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 6% Black 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 13% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Arabic 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: ▼ -172.52%
• Current HPI: 330.7596
• Rent YoY: ▲ 9.76%
• 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

2 events — show timeline

• 2026-04-30 Pending — WNYREIS
• 2026-04-24 Listed $149,900 WNYREIS

Property tax history

+8.9%/yr

Latest (2025): $7,628 · +1.3% YoY. Source: county tax records.