210 Young St · Tonawanda, NY 14150

$124,900

2 bd · 1.0 ba · 1,023 sqft · SingleFamily public records · 304 Days on market

Built 1900 0.26 ac lot $122/sqft · 22% below area Est $160k · 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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 MLS

Welcome to a great and affordable opportunity in the City of Tonawanda! This charming home offers incredible value and versatility—perfect as a starter home, for downsizing, or as a smart investment property. Featuring a spacious kitchen and two generously sized bedrooms, all conveniently located on the first floor. The large yard provides plenty of room for your landscaping ideas, plus there's a shed for extra storage. Parking is a breeze with a dedicated parking pad in front, as well as a driveway on the left side of the home—offering plenty of off-street parking options. This is a very affordable opportunity for a great starter home, or to downsize for less space/maintenance, or even as a investment opportunity. Roof is about 14 years old. Just across the street is walkable distance to Eastern Park along Ellicott Creek, and a few blocks away from Ives Park, along with shopping, restaurants and other conveniences. Don't miss out on this one!

Key facts

• Spacious kitchen
• Large yard
• 0.26 acre lot

Tags

• SPACIOUS KITCHEN
• LARGE YARD
• DEDICATED PARKING PAD
• DRIVEWAY ON LEFT SIDE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $125k implies a 635% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 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: 1.33% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $160,422
• List price: $124,900
• Delta: -22.14%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.75% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.43×
• Total profit: $15,131
• Equity at exit: $18,623

10-year hold

• IRR: 22.4%
• Equity multiple: 3.27×
• Total profit: $79,248
• Equity at exit: $10,799

Cash invested: $34,972 (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 14150

• Rents YoY: 6.8%
• Active inventory: 191
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$655
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $453

Break-even live

Break-even rent $1,088

Max offer price $124,900

Occupancy floor 68%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Sweeney St North Tonawanda, NY	2.0	2.0	1155	$2,000	$1.73	2d	1	0.52mi
330 E Niagara St Tonawanda, NY	1.0–2.0	1.0–2.0	975	$1,900	$1.95	2d	1	0.60mi
115 Klinger Ave Tonawanda, NY	3.0	1.0	1200	$1,450	$1.21	3d	1	0.94mi
166 Spruce St Unit 5 North Tonawanda, NY	2.0	1.0	1000	$1,300	$1.30	24d	1	1.02mi
705 Sandra Ln North Tonawanda, NY	1.0–2.0	1.0	725	$1,795	$2.48	2d	9	1.08mi
53 Winkler Dr Tonawanda, NY	3.0	1.0	1060	$2,100	$1.98	12d	1	1.13mi
103 Raintree Is Tonawanda, NY	1.0–2.0	1.0	700	$1,800	$2.57	2d	35	1.30mi
285 Crestmount Ave Tonawanda, NY	1.0–2.0	1.0	725	$1,905	$2.63	2d	9	1.38mi
399 Miller St North Tonawanda, NY	2.0	1.0	750	$1,250	$1.67	24d	1	1.43mi
4-18 Concord Ct Tonawanda, NY	1.0	1.0	730	$1,395	$1.91	3d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $124,900 Active 304 DOM
2. 2026-06-17
   days on market $124,900 Active 303 DOM
3. 2026-06-16
   days on market $124,900 Active 302 DOM
4. 2026-06-15
   days on market $124,900 Active 301 DOM
5. 2026-06-13
   days on market $124,900 Active 299 DOM
6. 2026-06-13
   days on market $124,900 Active 298 DOM
7. 2026-06-10
   days on market $124,900 Active 296 DOM
8. 2026-06-09
   days on market $124,900 Active 295 DOM
9. 2026-06-08
   days on market $124,900 Active 294 DOM
10. 2026-06-07
    days on market $124,900 Active 293 DOM
11. 2026-06-05
    days on market $124,900 Active 290 DOM
12. 2026-06-03
    days on market $124,900 Active 289 DOM
13. 2026-06-02
    days on market $124,900 Active 288 DOM
14. 2026-06-01
    days on market $124,900 Active 287 DOM
15. 2026-05-31
    days on market $124,900 Active 286 DOM
16. 2026-01-26
    price $124,900 970-char remark

    Show marketing remark (970 chars)

    Welcome to a great and affordable opportunity in the City of Tonawanda! This charming home offers incredible value and versatility—perfect as a starter home, for downsizing, or as a smart investment property. Featuring a spacious kitchen and two generously sized bedrooms, all conveniently located on the first floor. The large yard provides plenty of room for your landscaping ideas, plus there's a shed for extra storage. Parking is a breeze with a dedicated parking pad in front, as well as a driveway on the left side of the home—offering plenty of off-street parking options. This is a very affordable opportunity for a great starter home, or to downsize for less space/maintenance, or even as a investment opportunity. Roof is about 14 years old. Just across the street is walkable distance to Eastern Park along Ellicott Creek, and a few blocks away from Ives Park, along with shopping, restaurants and other conveniences. Don't miss out on this one!

17. 2025-11-01
    price $134,900 970-char remark

    Show marketing remark (970 chars)

    Welcome to a great and affordable opportunity in the City of Tonawanda! This charming home offers incredible value and versatility—perfect as a starter home, for downsizing, or as a smart investment property. Featuring a spacious kitchen and two generously sized bedrooms, all conveniently located on the first floor. The large yard provides plenty of room for your landscaping ideas, plus there's a shed for extra storage. Parking is a breeze with a dedicated parking pad in front, as well as a driveway on the left side of the home—offering plenty of off-street parking options. This is a very affordable opportunity for a great starter home, or to downsize for less space/maintenance, or even as a investment opportunity. Roof is about 14 years old. Just across the street is walkable distance to Eastern Park along Ellicott Creek, and a few blocks away from Ives Park, along with shopping, restaurants and other conveniences. Don't miss out on this one!

18. 2025-09-18
    price $144,900 970-char remark

    Show marketing remark (970 chars)

    Welcome to a great and affordable opportunity in the City of Tonawanda! This charming home offers incredible value and versatility—perfect as a starter home, for downsizing, or as a smart investment property. Featuring a spacious kitchen and two generously sized bedrooms, all conveniently located on the first floor. The large yard provides plenty of room for your landscaping ideas, plus there's a shed for extra storage. Parking is a breeze with a dedicated parking pad in front, as well as a driveway on the left side of the home—offering plenty of off-street parking options. This is a very affordable opportunity for a great starter home, or to downsize for less space/maintenance, or even as a investment opportunity. Roof is about 14 years old. Just across the street is walkable distance to Eastern Park along Ellicott Creek, and a few blocks away from Ives Park, along with shopping, restaurants and other conveniences. Don't miss out on this one!

19. 2025-08-18
    listed $149,900 Active 970-char remark

    Show marketing remark (970 chars)

    Welcome to a great and affordable opportunity in the City of Tonawanda! This charming home offers incredible value and versatility—perfect as a starter home, for downsizing, or as a smart investment property. Featuring a spacious kitchen and two generously sized bedrooms, all conveniently located on the first floor. The large yard provides plenty of room for your landscaping ideas, plus there's a shed for extra storage. Parking is a breeze with a dedicated parking pad in front, as well as a driveway on the left side of the home—offering plenty of off-street parking options. This is a very affordable opportunity for a great starter home, or to downsize for less space/maintenance, or even as a investment opportunity. Roof is about 14 years old. Just across the street is walkable distance to Eastern Park along Ellicott Creek, and a few blocks away from Ives Park, along with shopping, restaurants and other conveniences. Don't miss out on this one!

20. 2010-05-12
    soldstatus $17,000 201-char remark

    Show marketing remark (201 chars)

    Great investment opportunity! This cozy two bedroom Bungalow features a large living room with gas fireplace, a large eat-in kitchen, newly remodeled bath and a nice lot. Call today for an appointment.

21. 2009-09-01
    listed $30,000 201-char remark

    Show marketing remark (201 chars)

    Great investment opportunity! This cozy two bedroom Bungalow features a large living room with gas fireplace, a large eat-in kitchen, newly remodeled bath and a nice lot. Call today for an appointment.

22. 2008-05-22
    soldstatus $21,500

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $1,972 · $164/mo
• Expected delta: +$139/yr (+$12/mo · 7.6%)

ⓘ 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 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: $19,939
• − Mortgage interest: −$6,996
• − Property taxes: −$1,834
• − Insurance: −$624
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$3,633
• Taxable income: $3,661
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $4,555/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

+480.9% since first listed

7 events — show timeline

• 2026-01-26 Price Changed $124,900 WNYREIS
• 2025-11-01 Price Changed $134,900 WNYREIS
• 2025-09-18 Price Changed $144,900 WNYREIS
• 2025-08-18 Listed $149,900 WNYREIS
• 2010-05-12 Sold (MLS) $17,000 WNYREIS
• 2009-09-01 Listed $30,000 WNYREIS
• 2008-05-22 Sold (Public Records) $21,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,834 · +2.8% YoY. Source: county tax records.