244 Renwood Ave · Tonawanda Town, NY 14217

$215,000

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 7 Days on market

Built 1954 5,041 sqft lot Est $221k · at est.

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Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +8.8/15.0
• Rent growth +4.9/5.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Start your day on the covered front porch, coffee in hand, as sunlight filters through the neighborhood. This is the kind of home that immediately feels familiar and comfortable. 244 Renwood Ave offers a blend of classic design and practical living, beginning with its inviting brick exterior and welcoming entry. Inside, hardwood floors stretch across much of the home, reflecting natural light that pours in through large windows and creating a warm, easygoing atmosphere throughout. The living room provides a spacious setting for everyday relaxation, while the formal dining room offers a defined space for meals, and special occasions. Just beyond, the eat-in kitchen is both functional and inv

Key facts

• Covered front porch
• Large windows
• Brick exterior

Tags

• COVERED FRONT PORCH
• BRICK EXTERIOR
• HARDWOOD FLOORS
• LARGE WINDOWS
• OAK STAIRCASE
• SUNROOM

Property features AI

Exterior

• Parking: Detached garage with electricity; 2-car garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 2-story existing home; Main entry on primary level
• Construction: Brick and frame construction with vinyl siding; Asphalt roof; Copper plumbing; Poured foundation; Built as existing (pre-owned)
• Exterior features: Concrete driveway; Partial fencing; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Separate formal dining room; Entrance foyer; Eat-in kitchen; Separate formal living room; Sunroom/Florida room; Main level primary bedroom; Bedroom on main level
• Laundry & utility: Laundry in basement with accessible utilities; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-35 ($-423/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (5.6% below list).
• Recommended offer: $203k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 D — 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $203,015 (5.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $221,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1835 Military Rd	0.08mi	2/1.0 (-1)	1,064 (-4%)	6mo	$165,000	$155	79
275 Oakridge Ave	0.10mi	3/1.0	1,000 (-10%)	0mo	$280,000	$280	78
273 Homewood Ave	0.26mi	2/1.0 (-1)	1,158 (+4%)	7mo	$193,830	$167	70
216 Waverly Ave	0.12mi	3/1.0	1,257 (+13%)	6mo	$185,000	$147	67
207 Waverly Ave	0.16mi	3/1.0	960 (-14%)	9mo	$260,000	$271	62
105 Oakridge Ave	0.28mi	3/2.0	1,018 (-8%)	8mo	$276,000	$271	62
84 Coventry Rd	0.39mi	2/1.0 (-1)	1,194 (+7%)	6mo	$295,000	$247	59
16 Zimmerman Blvd	0.53mi	3/1.0	1,009 (-9%)	3mo	$211,050	$209	58
21 Waverly Ave	0.43mi	3/1.0	1,248 (+12%)	8mo	$223,000	$179	53
298 Lowell Rd	0.51mi	3/1.5	1,249 (+12%)	2mo	$190,000	$152	52
308 Lowell Rd	0.51mi	3/1.0	1,249 (+12%)	6mo	$243,000	$195	51
108 Mcconkey Dr	0.72mi	2/1.5 (-1)	1,209 (+9%)	9mo	$240,000	$199	37

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: -11.4%
• Equity multiple: 0.56×
• Total profit: $-26,233
• Equity at exit: $32,057

10-year hold

• IRR: 4.3%
• Equity multiple: 1.39×
• Total profit: $23,602
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$422 /mo · $5,064/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-35

Break-even live

Break-even rent $2,075

Max offer price $208,767

Occupancy floor 97%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.09mi
148 Colonial Ave Buffalo, NY	4.0	2.0	1240	$2,900	$2.34	23d	1	0.35mi
36-46 Crowell Ct Unit 40 Tonawanda, NY	3.0	1.0	1000	$1,395	$1.40	23d	1	0.55mi
53 Winkler Dr Tonawanda, NY	3.0	1.0	1060	$2,100	$1.98	11d	1	0.95mi
49 Tulane Rd Buffalo, NY	2.0	1.0	1100	$1,600	$1.45	17d	1	0.96mi
1950 Sheridan Dr Buffalo, NY	1.0–2.0	1.0	704	$1,485	$2.11	1d	5	1.10mi
285 Crestmount Ave Tonawanda, NY	1.0–2.0	1.0	725	$1,905	$2.63	1d	9	1.11mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	23d	1	1.11mi
52 Somerton Ave Unit Upper Buffalo, NY	2.0	1.0	900	$1,200	$1.33	23d	1	1.15mi
3113 Delaware Ave Unit 1 Buffalo, NY	2.0	1.0	1083	$1,200	$1.11	23d	1	1.37mi
52 Kenwood Rd Unit 1 Buffalo, NY	2.0	1.0	1100	$1,250	$1.14	23d	1	1.43mi

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-04-08
   listed $215,000 Active

ⓘ 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: $5,064 · $422/mo
• Projected year-2 tax: $5,064 · $422/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 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: $24,362
• − Mortgage interest: −$12,043
• − Property taxes: −$5,064
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$6,255
• Taxable loss: −$3,973
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $530/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

2 events — show timeline

• 2026-04-16 Pending — WNYREIS
• 2026-04-08 Listed $215,000 WNYREIS

Property tax history

+3.8%/yr

Latest (2025): $5,064 · +1.1% YoY. Source: county tax records.