1774 Military Rd · Tonawanda Town, NY 14217

$112,000

2 bd · 2.0 ba · 1,104 sqft · Land public records · 25 Days on market

Built 2025

---

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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Rent growth +4.9/5.0
• Schools +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in the heart of Tonawanda! This well-maintained 3-bedroom, 2-bath manufactured mobile home offers the perfect combination of comfort, space, and affordability. Perfect for 1st time homeowners or those that wish to downsize there is room for everyone with the perfect home office setup. This home features 2 full bathrooms including a private en-suite in the primary bedroom. You will also enjoy an open concept living area, bright and airy with great flow from the living room to the kitchen and dining area. Enjoy your modern kitchen with plenty of cabinet space, newer appliances, and a convenient breakfast bar. The 1st floor laundry with washer and dryer included provides ultimate convenience for laundry days. Located in a quiet, friendly mobile home community in Tonawanda with easy access to shopping, restaurants, parks, and I-290. A great option for anyone looking for low-maintenance living!

Key facts

• Soft close drawers
• Whirlpool appliances
• Stainless steel sink

Tags

• OPEN CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• HARDWOOD OVERHEAD CABINETRY
• SOFT CLOSE DRAWERS
• WHIRLPOOL APPLIANCES
• STAINLESS STEEL SINK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $112k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.1% in Tonawanda Town — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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.

Recommended offer $110,320 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.48% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.52%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.79×
• Total profit: $24,799
• Equity at exit: $16,700

10-year hold

• IRR: 30.1%
• Equity multiple: 4.37×
• Total profit: $105,574
• Equity at exit: $9,684

Cash invested: $31,360 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $536

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 63%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1835 Military Rd Buffalo, NY	2.0	1.0	1064	$2,175	$2.04	17d	1	0.19mi
36-46 Crowell Ct Unit 40 Tonawanda, NY	3.0	1.0	1000	$1,395	$1.40	23d	1	0.30mi
49 Tulane Rd Buffalo, NY	2.0	1.0	1100	$1,600	$1.45	17d	1	0.96mi
4-18 Concord Ct Tonawanda, NY	1.0	1.0	730	$1,395	$1.91	3d	1	1.10mi
52 Somerton Ave Unit Upper Buffalo, NY	2.0	1.0	900	$1,200	$1.33	23d	1	1.13mi
53 Winkler Dr Tonawanda, NY	3.0	1.0	1060	$2,100	$1.98	11d	1	1.15mi
1950 Sheridan Dr Buffalo, NY	1.0–2.0	1.0	704	$1,485	$2.11	1d	5	1.26mi
3113 Delaware Ave Unit 1 Buffalo, NY	2.0	1.0	1083	$1,200	$1.11	23d	1	1.35mi
285 Crestmount Ave Tonawanda, NY	1.0–2.0	1.0	725	$1,905	$2.63	1d	9	1.36mi
52 Kenwood Rd Unit 1 Buffalo, NY	2.0	1.0	1100	$1,250	$1.14	23d	1	1.43mi

Listing history 37 events

1. 2026-06-18
   days on market $112,000 Active 25 DOM
2. 2026-06-17
   days on market $112,000 Active 24 DOM
3. 2026-06-16
   days on market $112,000 Active 23 DOM
4. 2026-06-15
   days on market $112,000 Active 22 DOM
5. 2026-06-13
   days on market $112,000 Active 20 DOM
6. 2026-06-10
   days on market $112,000 Active 17 DOM
7. 2026-06-09
   days on market $112,000 Active 16 DOM
8. 2026-06-08
   days on market $112,000 Active 15 DOM
9. 2026-06-07
   days on market $112,000 Active 14 DOM
10. 2026-06-03
    days on market $112,000 Active 10 DOM
11. 2026-06-02
    days on market $112,000 Active 9 DOM
12. 2026-06-01
    days on market $112,000 Active 8 DOM
13. 2026-05-31
    days on market $112,000 Active 7 DOM
14. 2026-05-25
    listed $112,000 Active
15. 2026-03-19
    soldstatus $106,365 Closed 927-char remark

    Show marketing remark (927 chars)

    Welcome to your new home in the heart of Tonawanda! This well-maintained 3-bedroom, 2-bath manufactured mobile home offers the perfect combination of comfort, space, and affordability. Perfect for 1st time homeowners or those that wish to downsize there is room for everyone with the perfect home office setup. This home features 2 full bathrooms including a private en-suite in the primary bedroom. You will also enjoy an open concept living area, bright and airy with great flow from the living room to the kitchen and dining area. Enjoy your modern kitchen with plenty of cabinet space, newer appliances, and a convenient breakfast bar. The 1st floor laundry with washer and dryer included provides ultimate convenience for laundry days. Located in a quiet, friendly mobile home community in Tonawanda with easy access to shopping, restaurants, parks, and I-290. A great option for anyone looking for low-maintenance living!

16. 2026-01-25
    status Pending 927-char remark

    Show marketing remark (927 chars)

    Welcome to your new home in the heart of Tonawanda! This well-maintained 3-bedroom, 2-bath manufactured mobile home offers the perfect combination of comfort, space, and affordability. Perfect for 1st time homeowners or those that wish to downsize there is room for everyone with the perfect home office setup. This home features 2 full bathrooms including a private en-suite in the primary bedroom. You will also enjoy an open concept living area, bright and airy with great flow from the living room to the kitchen and dining area. Enjoy your modern kitchen with plenty of cabinet space, newer appliances, and a convenient breakfast bar. The 1st floor laundry with washer and dryer included provides ultimate convenience for laundry days. Located in a quiet, friendly mobile home community in Tonawanda with easy access to shopping, restaurants, parks, and I-290. A great option for anyone looking for low-maintenance living!

17. 2025-07-17
    price $111,999 927-char remark

    Show marketing remark (927 chars)

    Welcome to your new home in the heart of Tonawanda! This well-maintained 3-bedroom, 2-bath manufactured mobile home offers the perfect combination of comfort, space, and affordability. Perfect for 1st time homeowners or those that wish to downsize there is room for everyone with the perfect home office setup. This home features 2 full bathrooms including a private en-suite in the primary bedroom. You will also enjoy an open concept living area, bright and airy with great flow from the living room to the kitchen and dining area. Enjoy your modern kitchen with plenty of cabinet space, newer appliances, and a convenient breakfast bar. The 1st floor laundry with washer and dryer included provides ultimate convenience for laundry days. Located in a quiet, friendly mobile home community in Tonawanda with easy access to shopping, restaurants, parks, and I-290. A great option for anyone looking for low-maintenance living!

18. 2025-06-20
    price $114,999 927-char remark

    Show marketing remark (927 chars)

    Welcome to your new home in the heart of Tonawanda! This well-maintained 3-bedroom, 2-bath manufactured mobile home offers the perfect combination of comfort, space, and affordability. Perfect for 1st time homeowners or those that wish to downsize there is room for everyone with the perfect home office setup. This home features 2 full bathrooms including a private en-suite in the primary bedroom. You will also enjoy an open concept living area, bright and airy with great flow from the living room to the kitchen and dining area. Enjoy your modern kitchen with plenty of cabinet space, newer appliances, and a convenient breakfast bar. The 1st floor laundry with washer and dryer included provides ultimate convenience for laundry days. Located in a quiet, friendly mobile home community in Tonawanda with easy access to shopping, restaurants, parks, and I-290. A great option for anyone looking for low-maintenance living!

19. 2025-05-30
    listed $120,000 Active 927-char remark

    Show marketing remark (927 chars)

    Welcome to your new home in the heart of Tonawanda! This well-maintained 3-bedroom, 2-bath manufactured mobile home offers the perfect combination of comfort, space, and affordability. Perfect for 1st time homeowners or those that wish to downsize there is room for everyone with the perfect home office setup. This home features 2 full bathrooms including a private en-suite in the primary bedroom. You will also enjoy an open concept living area, bright and airy with great flow from the living room to the kitchen and dining area. Enjoy your modern kitchen with plenty of cabinet space, newer appliances, and a convenient breakfast bar. The 1st floor laundry with washer and dryer included provides ultimate convenience for laundry days. Located in a quiet, friendly mobile home community in Tonawanda with easy access to shopping, restaurants, parks, and I-290. A great option for anyone looking for low-maintenance living!

20. 2024-10-24
    soldstatus $29,000 Closed 611-char remark

    Show marketing remark (611 chars)

    WELCOME TO 1774 MILITARY RD UNIT #21!WHAT A SURPRISE TO HAVE THIS UNIQUE HOME IN A GREAT LOCATION; CURRENTLY LEASED TO A RESIDENT WHO WOULD LOVE TO STAY AND LOVES THE LOCATION; COZY LIVING ROOM WITH KITCHEN WITH PLENTY OF CABINETS, STOVE INCLUDED; FORMER 2ND BR IS NOW A LAUNDRY RM; SPACIOUS BATH WITH A LARGE BR AT THE REAR OF UNIT; DRIVEWAY WITH ENCLOSED CARPORT, DOUBLE DOORS USED AS STORAGE AREA OR INDOOR PATIO; FENCED YARD W/ SHED; NEW ALUMINUM METAL ROOF'21;GREAT INVESTMENT IN KENMORE; SHOWINGS START SAT 6/01/2024 AT 12N BT APPT; MINUTES TO THRUWAY, DOWNTOWN BUFFALO; NIAGARA FALLS & GRAND ISLAND

21. 2024-09-10
    status Pending 611-char remark

    Show marketing remark (611 chars)

    WELCOME TO 1774 MILITARY RD UNIT #21!WHAT A SURPRISE TO HAVE THIS UNIQUE HOME IN A GREAT LOCATION; CURRENTLY LEASED TO A RESIDENT WHO WOULD LOVE TO STAY AND LOVES THE LOCATION; COZY LIVING ROOM WITH KITCHEN WITH PLENTY OF CABINETS, STOVE INCLUDED; FORMER 2ND BR IS NOW A LAUNDRY RM; SPACIOUS BATH WITH A LARGE BR AT THE REAR OF UNIT; DRIVEWAY WITH ENCLOSED CARPORT, DOUBLE DOORS USED AS STORAGE AREA OR INDOOR PATIO; FENCED YARD W/ SHED; NEW ALUMINUM METAL ROOF'21;GREAT INVESTMENT IN KENMORE; SHOWINGS START SAT 6/01/2024 AT 12N BT APPT; MINUTES TO THRUWAY, DOWNTOWN BUFFALO; NIAGARA FALLS & GRAND ISLAND

22. 2024-05-29
    listed $29,153 Active 611-char remark

    Show marketing remark (611 chars)

    WELCOME TO 1774 MILITARY RD UNIT #21!WHAT A SURPRISE TO HAVE THIS UNIQUE HOME IN A GREAT LOCATION; CURRENTLY LEASED TO A RESIDENT WHO WOULD LOVE TO STAY AND LOVES THE LOCATION; COZY LIVING ROOM WITH KITCHEN WITH PLENTY OF CABINETS, STOVE INCLUDED; FORMER 2ND BR IS NOW A LAUNDRY RM; SPACIOUS BATH WITH A LARGE BR AT THE REAR OF UNIT; DRIVEWAY WITH ENCLOSED CARPORT, DOUBLE DOORS USED AS STORAGE AREA OR INDOOR PATIO; FENCED YARD W/ SHED; NEW ALUMINUM METAL ROOF'21;GREAT INVESTMENT IN KENMORE; SHOWINGS START SAT 6/01/2024 AT 12N BT APPT; MINUTES TO THRUWAY, DOWNTOWN BUFFALO; NIAGARA FALLS & GRAND ISLAND

23. 2023-10-30
    soldstatus $92,000 Closed Sale or Rented
24. 2023-10-27
    status Pending Sale
25. 2023-09-21
    price $93,000
26. 2023-06-20
    listed $98,000 Active
27. 2020-08-17
    soldstatus $75,000 Closed Sale or Rented
28. 2020-07-11
    status Pending Sale
29. 2020-06-11
    listed $79,900 Active
30. 2020-01-06
    historical
31. 2019-12-02
    price $55,000
32. 2019-12-02
    status Active
33. 2019-11-27
    historical
34. 2019-11-12
    price $59,000
35. 2019-10-25
    listed $62,000 Active
36. 2016-07-19
    historical
37. 2016-01-20
    listed $39,900 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $19,903
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$3,258
• Taxable income: $4,947
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $5,248/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 — Tonawanda Town

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Tonawanda Town, NY
• County: Erie County · 714,559 people
• City population: 63,948
• 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

+180.7% since first listed

24 events — show timeline

• 2026-05-25 Listed $112,000 FSBO.com
• 2026-03-19 Sold (MLS) $106,365 WNYREIS
• 2026-01-25 Pending — WNYREIS
• 2025-07-17 Price Changed $111,999 WNYREIS
• 2025-06-20 Price Changed $114,999 WNYREIS
• 2025-05-30 Listed $120,000 WNYREIS
• 2024-10-24 Sold (MLS) $29,000 WNYREIS
• 2024-09-10 Pending — WNYREIS
• 2024-05-29 Listed $29,153 WNYREIS
• 2023-10-30 Sold (MLS) $92,000 WNYREIS
• 2023-10-27 Pending — WNYREIS
• 2023-09-21 Price Changed $93,000 WNYREIS
• 2023-06-20 Listed $98,000 WNYREIS
• 2020-08-17 Sold (MLS) $75,000 WNYREIS
• 2020-07-11 Pending — WNYREIS
• 2020-06-11 Listed $79,900 WNYREIS
• 2020-01-06 Listing Removed — WNYREIS
• 2019-12-02 Price Changed $55,000 WNYREIS
• 2019-12-02 Relisted — WNYREIS
• 2019-11-27 Listing Removed — WNYREIS
• 2019-11-12 Price Changed $59,000 WNYREIS
• 2019-10-25 Listed $62,000 WNYREIS
• 2016-07-19 Listing Removed — WNYREIS
• 2016-01-20 Listed $39,900 WNYREIS

Property tax history

+6.2%/yr

Latest (2025): $77,565 · +1.0% YoY. Source: county tax records.