343 Summit Blvd · North Tonawanda, NY 14120

$180,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 4 Days on market

Built 1965 0.29 ac lot Est $204k · 12% under

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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).

• ARV discount +12.9/15.0
• Cash flow +12.2/30.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller has requested all offers be submitted by Thursday, June 18th at 10am. Nestled on a spacious lot, this solid ranch offers an excellent opportunity for buyers looking to make a home their own. Featuring a functional layout, bright living spaces, a full basement, and plenty of outdoor space, the property provides a strong foundation for future improvements and personalization. This home presents exceptional value for buyers seeking something with solid fundamentals and room to add their own style and updates over time. Bring your ideas and imagination and discover the potential this property has to offer.

Key facts

• Strong foundation
• Spacious lot
• Full basement

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• FULL BASEMENT
• OUTDOOR SPACE
• STRONG FOUNDATION

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway parking; Garage with electricity and storage
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical system
• Home design: Single-story home; Existing (resale) property; Asphalt roof
• Construction: Vinyl siding; Copper plumbing; Poured foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 100 x 128

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Gas heating; Zoned heating; Baseboard heat; Zoned cooling
• Interior features: Dry bar; Eat-in kitchen; Bedroom on main level; Main-level primary bedroom; Full basement with sump pump
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-35 ($-416/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (12.3% below list).
• Recommended offer: $158k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Drake School (math 15% / reading 24%, grade F, #1,972 of 2,108 statewide, top 94%, 251 students, 57% 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) — zoned schools average 51% FRL vs 34% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 180 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 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 $5k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $157,806 (12.3% 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 1965 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $204,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
298 Ward Rd	0.20mi	3/1.5	1,332 (+10%)	4mo	$165,750	$124	69
222 Fredericka St	0.48mi	2/1.0 (-1)	1,223 (+1%)	5mo	$165,000	$135	67
1201 Payne Ave	0.59mi	3/1.0	1,195 (-2%)	4mo	$115,000	$96	66
1303 Payne Ave	0.46mi	3/1.0	1,308 (+8%)	2mo	$153,000	$117	64
175 E Felton St	0.44mi	3/1.5	1,316 (+8%)	1mo	$190,000	$144	64
257 Fredericka St	0.50mi	2/1.0 (-1)	1,248 (+3%)	5mo	$85,000	$68	63
105 E Felton St	0.40mi	2/1.0 (-1)	1,070 (-12%)	1mo	$180,000	$168	55
77 Porter Ave	0.26mi	2/2.0 (-1)	1,056 (-13%)	5mo	$194,000	$184	53
404 E Stenzil St	0.51mi	4/1.5 (+1)	1,331 (+10%)	1mo	$285,000	$214	52
525 E Stenzil St	0.73mi	3/1.5	1,112 (-9%)	4mo	$220,000	$198	47
130 16th Ave	0.74mi	2/1.0 (-1)	1,360 (+12%)	1mo	$250,000	$184	40
632 Ruie Rd	0.75mi	2/1.0 (-1)	1,040 (-14%)	2mo	$257,000	$247	34

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: -14.3%
• Equity multiple: 0.47×
• Total profit: $-26,492
• Equity at exit: $26,839

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-4,624
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$944
• Tax from tax record: −$262 /mo · $3,149/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-35

Break-even live

Break-even rent $1,622

Max offer price $173,869

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $16	+0% $-35	+5% $-86	+10% $-137
Rent	-10% $-159	-5% $-97	+0% $-35	+5% $28	+10% $90
Rate	-1.0pp $56	-0.5pp $11	base $-35	+0.5pp $-81	+1.0pp $-129

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Fredericka St North Tonawanda, NY	2.0	1.0	1200	$1,425	$1.19	16d	1	0.59mi
528 Ward Rd North Tonawanda, NY	3.0	1.0	916	$2,250	$2.46	3d	1	0.65mi
175 12th Ave North Tonawanda, NY	3.0	1.0	1000	$1,600	$1.60	45d	1	0.94mi
317 Hedwig Dr Unit N North Tonawanda, NY	3.0	1.0	864	$1,350	$1.56	12d	1	1.18mi
1400 Nash Rd North Tonawanda, NY	1.0–2.0	1.0	750	$1,225	$1.63	3d	1	1.34mi
125 3rd Ave North Tonawanda, NY	2.0	1.0	900	$1,100	$1.22	45d	1	1.40mi
600 River Rd North Tonawanda, NY	1.0–3.0	1.0–2.5	1320	$4,995	$3.78	3d	12	1.40mi
757 Remington Dr Unit 1 North Tonawanda, NY	3.0	1.5	1100	$1,750	$1.59	12d	1	1.42mi

Listing history 6 events

1. 2026-06-21
   statusdays on market $180,000 Pending 4 DOM
2. 2026-06-18
   days on market $180,000 Active 3 DOM
3. 2026-06-17
   remarks 616-char remark
4. 2026-06-17
   days on market $180,000 Active 2 DOM
5. 2026-06-15
   remarks 539-char remark
6. 2026-06-15
   listed $180,000 Active 1 DOM

ⓘ 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: $3,149 · $262/mo
• Projected year-2 tax: $3,149 · $262/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 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,937
• − Mortgage interest: −$10,083
• − Property taxes: −$3,149
• − Insurance: −$900
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$5,236
• Taxable loss: −$3,461
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $414/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

1 event — show timeline

• 2026-06-15 Listed $180,000 WNYREIS

Property tax history

+7.2%/yr

Latest (2025): $3,149 · +0.6% YoY. Source: county tax records.