124 7th Ave · North Tonawanda, NY 14120

$205,000

4 bd · 1.0 ba · 1,466 sqft · SingleFamily public records · 46 Days on market

Built 1915 3,240 sqft lot Est $264k · 22% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.2/10.0
• 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

Welcome to this inviting 4-bedroom, 1-bathroom home that combines classic charm with modern comforts. With a spacious layout that includes 1 bedroom on the main level and 3 generously sized rooms upstairs, this home offers plenty of space for a growing family or those who love to entertain. As you step inside, you’ll be greeted by a large living room and dining room, both professionally painted 3/23, creating a fresh and welcoming atmosphere. The living and dining areas provide ample room for relaxation and gatherings. The freshly painted trim (2024) adds a crisp, clean touch to the home’s interior. The kitchen is a highlight, featuring plenty of counter space for meal preparation and storage. Key updates have been made to ensure comfort and peace of mind. HWT was replaced 2/24, & the furnace and air conditioning were updated 5/23. The HVAC system comes with a transferable warranty. Brand-new front and back storm doors were installed in ‘23. The bathroom received a modern makeover 11/23, bringing a fresh, updated feel to this essential space. New carpets installed 3/23. This home offers the perfect blend of space, updates, and charm, ready for its next owner to move in and enjoy.

Key facts

• New baseboards
• Fenced yard
• Updated windows

Tags

• FIRST FLOOR LAUNDRY
• FENCED YARD
• UPDATED WINDOWS
• TILE FLOORING
• NEW BASEBOARDS
• MAJOR MECHANICAL UPDATES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Zoned schools: North Tonawanda Intermediate School (math 24% / reading 58%, grade F, #402 of 729 statewide, top 56%, 720 students, 52% FRL); North Tonawanda Middle School (math 27% / reading 52%, grade F, #418 of 729 statewide, top 59%, 447 students, 50% FRL); North Tonawanda High School (math 93% / reading 64%, grade A-, #562 of 1,100 statewide, top 51%, 1,001 students, 46% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 180 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($75k/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.
• 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 $57k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1915 — 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: 1.22% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $263,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 7th Ave	0.01mi	3/1.0 (-1)	1,496 (+2%)	1mo	$87,500	$58	90
61 5th Ave	0.18mi	3/1.0 (-1)	1,429 (-2%)	3mo	$215,000	$150	80
129 Dahlgreen Pl	0.18mi	3/1.0 (-1)	1,570 (+7%)	1mo	$231,000	$147	74
64 Oakwood Ter	0.46mi	3/1.5 (-1)	1,464 (-0%)	1mo	$315,000	$215	70
671 Treichler St	0.42mi	3/1.5 (-1)	1,445 (-1%)	3mo	$300,000	$208	69
508 Bryant St	0.55mi	4/2.0	1,552 (+6%)	1mo	$279,700	$180	60
421 Stanley St	0.59mi	4/1.5	1,420 (-3%)	7mo	$220,000	$155	60
732 Barrally St	0.32mi	3/1.0 (-1)	1,302 (-11%)	2mo	$280,000	$215	59
425 Wheatfield St	0.63mi	3/2.0 (-1)	1,536 (+5%)	1mo	$270,000	$176	53
228 Robinson St	0.67mi	3/1.0 (-1)	1,557 (+6%)	2mo	$198,000	$127	52
233 Lindsay Pl	0.37mi	4/2.5	1,664 (+14%)	7mo	$350,000	$210	48
265 Miller St	0.53mi	3/2.0 (-1)	1,664 (+14%)	1mo	$320,000	$192	43

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: 5.2%
• Equity multiple: 1.21×
• Total profit: $11,863
• Equity at exit: $30,566

10-year hold

• IRR: 17.1%
• Equity multiple: 2.60×
• Total profit: $92,006
• Equity at exit: $17,725

Cash invested: $57,400 (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: 180
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,501 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$228 /mo · $2,740/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $587

Break-even live

Break-even rent $1,758

Max offer price $205,000

Occupancy floor 72%

Sensitivity live

Price	-10% $703	-5% $645	+0% $587	+5% $529	+10% $471
Rent	-10% $389	-5% $488	+0% $587	+5% $686	+10% $785
Rate	-1.0pp $690	-0.5pp $639	base $587	+0.5pp $534	+1.0pp $480

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 12th Ave North Tonawanda, NY	3.0	1.0	1000	$1,600	$1.60	45d	1	0.24mi
600 River Rd North Tonawanda, NY	1.0–3.0	1.0–2.5	1320	$4,995	$3.78	0d	12	0.48mi
757 Remington Dr Unit 1 North Tonawanda, NY	3.0	1.5	1100	$1,750	$1.59	12d	1	1.13mi

Listing history 24 events

1. 2026-04-20
   status Pending
2. 2026-03-05
   listed $205,000 Active
3. 2024-11-21
   soldstatus $180,000
4. 2024-11-19
   soldstatus $180,000 Closed 1222-char remark

   Show marketing remark (1222 chars)

   Welcome to this inviting 4-bedroom, 1-bathroom home that combines classic charm with modern comforts. With a spacious layout that includes 1 bedroom on the main level and 3 generously sized rooms upstairs, this home offers plenty of space for a growing family or those who love to entertain. As you step inside, you’ll be greeted by a large living room and dining room, both professionally painted 3/23, creating a fresh and welcoming atmosphere. The living and dining areas provide ample room for relaxation and gatherings. The freshly painted trim (2024) adds a crisp, clean touch to the home’s interior. The kitchen is a highlight, featuring plenty of counter space for meal preparation and storage. Key updates have been made to ensure comfort and peace of mind. HWT was replaced 2/24, & the furnace and air conditioning were updated 5/23. The HVAC system comes with a transferable warranty. Brand-new front and back storm doors were installed in ‘23. The bathroom received a modern makeover 11/23, bringing a fresh, updated feel to this essential space. New carpets installed 3/23. This home offers the perfect blend of space, updates, and charm, ready for its next owner to move in and enjoy.

5. 2024-09-23
   status Pending 1222-char remark

   Show marketing remark (1222 chars)

   Welcome to this inviting 4-bedroom, 1-bathroom home that combines classic charm with modern comforts. With a spacious layout that includes 1 bedroom on the main level and 3 generously sized rooms upstairs, this home offers plenty of space for a growing family or those who love to entertain. As you step inside, you’ll be greeted by a large living room and dining room, both professionally painted 3/23, creating a fresh and welcoming atmosphere. The living and dining areas provide ample room for relaxation and gatherings. The freshly painted trim (2024) adds a crisp, clean touch to the home’s interior. The kitchen is a highlight, featuring plenty of counter space for meal preparation and storage. Key updates have been made to ensure comfort and peace of mind. HWT was replaced 2/24, & the furnace and air conditioning were updated 5/23. The HVAC system comes with a transferable warranty. Brand-new front and back storm doors were installed in ‘23. The bathroom received a modern makeover 11/23, bringing a fresh, updated feel to this essential space. New carpets installed 3/23. This home offers the perfect blend of space, updates, and charm, ready for its next owner to move in and enjoy.

6. 2024-09-11
   listed $169,900 Active 1222-char remark

   Show marketing remark (1222 chars)

   Welcome to this inviting 4-bedroom, 1-bathroom home that combines classic charm with modern comforts. With a spacious layout that includes 1 bedroom on the main level and 3 generously sized rooms upstairs, this home offers plenty of space for a growing family or those who love to entertain. As you step inside, you’ll be greeted by a large living room and dining room, both professionally painted 3/23, creating a fresh and welcoming atmosphere. The living and dining areas provide ample room for relaxation and gatherings. The freshly painted trim (2024) adds a crisp, clean touch to the home’s interior. The kitchen is a highlight, featuring plenty of counter space for meal preparation and storage. Key updates have been made to ensure comfort and peace of mind. HWT was replaced 2/24, & the furnace and air conditioning were updated 5/23. The HVAC system comes with a transferable warranty. Brand-new front and back storm doors were installed in ‘23. The bathroom received a modern makeover 11/23, bringing a fresh, updated feel to this essential space. New carpets installed 3/23. This home offers the perfect blend of space, updates, and charm, ready for its next owner to move in and enjoy.

7. 2023-02-13
   soldstatus $132,000 Closed Sale or Rented 407-char remark

   Show marketing remark (407 chars)

   In need of a true 4 Bedroom home. . Look no further!! Located in a prime location close to everything you need, this home has a large Living/Dining-room combo which makes it perfect for get togethers. Updated kitchen with all appliances included and off the kitchen is your first floor laundry & pantry area. Other updates includes newer windows, roof (5yrs) and HWT (2021). Schedule your appointment.

8. 2023-01-04
   status Pending Sale 407-char remark

   Show marketing remark (407 chars)

   In need of a true 4 Bedroom home. . Look no further!! Located in a prime location close to everything you need, this home has a large Living/Dining-room combo which makes it perfect for get togethers. Updated kitchen with all appliances included and off the kitchen is your first floor laundry & pantry area. Other updates includes newer windows, roof (5yrs) and HWT (2021). Schedule your appointment.

9. 2022-12-30
   status Under Contract- Do Not Show 407-char remark

   Show marketing remark (407 chars)

   In need of a true 4 Bedroom home. . Look no further!! Located in a prime location close to everything you need, this home has a large Living/Dining-room combo which makes it perfect for get togethers. Updated kitchen with all appliances included and off the kitchen is your first floor laundry & pantry area. Other updates includes newer windows, roof (5yrs) and HWT (2021). Schedule your appointment.

10. 2022-12-13
    historical Continue to Show- Under Contract 407-char remark

    Show marketing remark (407 chars)

    In need of a true 4 Bedroom home. . Look no further!! Located in a prime location close to everything you need, this home has a large Living/Dining-room combo which makes it perfect for get togethers. Updated kitchen with all appliances included and off the kitchen is your first floor laundry & pantry area. Other updates includes newer windows, roof (5yrs) and HWT (2021). Schedule your appointment.

11. 2022-11-22
    price $134,900 407-char remark

    Show marketing remark (407 chars)

    In need of a true 4 Bedroom home. . Look no further!! Located in a prime location close to everything you need, this home has a large Living/Dining-room combo which makes it perfect for get togethers. Updated kitchen with all appliances included and off the kitchen is your first floor laundry & pantry area. Other updates includes newer windows, roof (5yrs) and HWT (2021). Schedule your appointment.

12. 2022-11-08
    price $145,900 407-char remark

    Show marketing remark (407 chars)

    In need of a true 4 Bedroom home. . Look no further!! Located in a prime location close to everything you need, this home has a large Living/Dining-room combo which makes it perfect for get togethers. Updated kitchen with all appliances included and off the kitchen is your first floor laundry & pantry area. Other updates includes newer windows, roof (5yrs) and HWT (2021). Schedule your appointment.

13. 2022-10-31
    listed $149,900 Active 407-char remark

    Show marketing remark (407 chars)

    In need of a true 4 Bedroom home. . Look no further!! Located in a prime location close to everything you need, this home has a large Living/Dining-room combo which makes it perfect for get togethers. Updated kitchen with all appliances included and off the kitchen is your first floor laundry & pantry area. Other updates includes newer windows, roof (5yrs) and HWT (2021). Schedule your appointment.

14. 2018-03-28
    soldstatus $80,000 Closed Sale or Rented
15. 2018-03-28
    soldstatus $80,000
16. 2018-02-14
    status Pending Sale
17. 2018-01-29
    status Under Contract- Do Not Show
18. 2018-01-18
    price $80,000
19. 2018-01-05
    listed $85,000 Active
20. 2015-06-11
    soldstatus $63,070 Closed Sale or Rented
21. 2015-06-08
    soldstatus $63,070
22. 2014-10-27
    listed $64,900
23. 2006-09-21
    soldstatus $61,700
24. 1993-06-09
    soldstatus $55,000

ⓘ 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: $2,740 · $228/mo
• Projected year-2 tax: $3,102 · $259/mo
• Expected delta: +$362/yr (+$30/mo · 13.2%)

ⓘ 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 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: $30,014
• − Mortgage interest: −$11,483
• − Property taxes: −$2,740
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − Depreciation: −$5,964
• Taxable income: $3,999
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $6,085/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

+272.7% since first listed

24 events — show timeline

• 2026-04-20 Pending — WNYREIS
• 2026-03-05 Listed $205,000 WNYREIS
• 2024-11-21 Sold (Public Records) $180,000 Public Records
• 2024-11-19 Sold (MLS) $180,000 WNYREIS
• 2024-09-23 Pending — WNYREIS
• 2024-09-11 Listed $169,900 WNYREIS
• 2023-02-13 Sold (MLS) $132,000 WNYREIS
• 2023-01-04 Pending — WNYREIS
• 2022-12-30 Pending — WNYREIS
• 2022-12-13 Contingent — WNYREIS
• 2022-11-22 Price Changed $134,900 WNYREIS
• 2022-11-08 Price Changed $145,900 WNYREIS
• 2022-10-31 Listed $149,900 WNYREIS
• 2018-03-28 Sold (Public Records) $80,000 Public Records
• 2018-03-28 Sold (MLS) $80,000 WNYREIS
• 2018-02-14 Pending — WNYREIS
• 2018-01-29 Pending — WNYREIS
• 2018-01-18 Price Changed $80,000 WNYREIS
• 2018-01-05 Listed $85,000 WNYREIS
• 2015-06-11 Sold (MLS) $63,070 WNYREIS
• 2015-06-08 Sold (Public Records) $63,070 Public Records
• 2014-10-27 Listed $64,900 WNYREIS
• 2006-09-21 Sold (Public Records) $61,700 Public Records
• 1993-06-09 Sold (Public Records) $55,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,740 · +2.1% YoY. Source: county tax records.