132 Glenhurst Rd · Tonawanda Town, NY 14150

$169,900

3 bd · 1.0 ba · 1,049 sqft · SingleFamily public records · 14 Days on market

Built 1954 9,240 sqft lot Est $262k · 35% under

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Why this score? — see what drove the C+ 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 +20.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.4/10.0
• Rent growth +4.2/5.0
• Schools +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Beginnings for this diamond in the rough 3-bedroom ranch, THE BEST VALUE IN THE AREA! In demand neighborhood just one block from bus stop and all amenities: restaurants, retail, big box stores, close to all thruways and about 12-15 minutes from everywhere! Use your imagination and you will have made a smart investment! Be your own decorator as this home would sell much higher with your renovations! Service entrance cable newer! Tear off roof and gutters redone on house! Most newer windows! Entry foyer as you walk into the large LR/DR combo boasting a 6' wide picture window. Eat in kitchen w/ numerous cabinets and room for dining. Mud room in the rear with space for your 1st floor washer

Key facts

• Numerous cabinets
• Entry foyer
• Eat in kitchen

Tags

• ENTRY FOYER
• LARGE LR DR COMBO
• 6 WIDE PICTURE WINDOW
• EAT IN KITCHEN
• NUMEROUS CABINETS
• MUD ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.8% 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 C — 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 (+6.8%/yr); 191 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 34% of the median local income ($71k/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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $262,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Overbrook Ave	0.19mi	2/1.0 (-1)	1,042 (-1%)	4mo	$261,000	$250	82
158 Overbrook Ave	0.20mi	2/1.0 (-1)	1,019 (-3%)	2mo	$255,000	$250	79
440 Lynbrook Ave	0.52mi	3/1.0	1,038 (-1%)	7mo	$216,700	$209	68
615 Lynbrook Ave	0.56mi	3/1.0	1,038 (-1%)	5mo	$247,900	$239	68
542 Lynbrook Ave	0.55mi	3/1.0	1,082 (+3%)	5mo	$327,500	$303	65
177 Evergreen Dr	0.68mi	3/1.0	1,082 (+3%)	6mo	$270,000	$250	58
257 Evergreen Dr	0.72mi	3/1.5	1,020 (-3%)	5mo	$280,000	$275	56
66 Evergreen Dr	0.72mi	3/1.0	990 (-6%)	2mo	$190,000	$192	55
59 Idlewood Dr	0.74mi	3/2.0	1,119 (+7%)	2mo	$335,000	$299	49
231 Blackstone Blvd	0.51mi	3/1.0	1,200 (+14%)	4mo	$235,000	$196	48
482 Woodstock Ave	0.58mi	3/1.0	1,199 (+14%)	3mo	$275,650	$230	46
240 Koenig Rd	0.50mi	2/1.0 (-1)	1,175 (+12%)	8mo	$211,500	$180	45

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 · 6.75% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,871
• Equity at exit: $25,333

10-year hold

• IRR: 10.9%
• Equity multiple: 2.02×
• Total profit: $48,538
• Equity at exit: $14,690

Cash invested: $47,572 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$891
• Tax from tax record: −$448 /mo · $5,377/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $211

Break-even live

Break-even rent $1,785

Max offer price $169,900

Occupancy floor 85%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1257 Brighton Rd Tonawanda, NY	4.0	1.0	1268	$2,500	$1.97	16d	1	0.32mi
1257 Brighton Rd Tonawanda, NY	4.0	1.0	1268	$2,500	$1.97	3d	1	0.32mi
200 Koenig Rd Tonawanda, NY	2.0	1.5	1481	$2,200	$1.49	2d	1	0.48mi
3948 Ridge Lea Rd Unit D Buffalo, NY	2.0	1.0	952	$1,850	$1.94	2d	1	0.55mi
182 Woodcrest Dr Amherst, NY	3.0	1.5	1380	$2,300	$1.67	19d	1	0.77mi
2776 Eggert Rd #2 Tonawanda, NY	3.0	1.0	972	$1,600	$1.65	24d	1	0.85mi
4765 N Bailey Ave Buffalo, NY	2.0	1.0	900	$2,100	$2.33	44d	1	0.87mi
1410 Deer Lakes Dr Amherst, NY	2.0	2.0	1300	$1,995	$1.53	3d	5	0.94mi
4585 Chestnut Ridge Rd #4 Buffalo, NY	2.0	2.0	1197	$1,600	$1.34	24d	1	0.96mi
325 Kaymar Dr Unit 325 Buffalo, NY	3.0	1.0	1073	$1,695	$1.58	44d	1	1.21mi

Listing history 3 events

1. 2026-04-07
   status Pending
2. 2026-04-01
   historical Active Under Contract
3. 2026-03-24
   listed $169,900 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: $5,377 · $448/mo
• Projected year-2 tax: $5,377 · $448/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 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,623
• − Mortgage interest: −$9,517
• − Property taxes: −$5,377
• − Insurance: −$850
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$4,943
• Taxable loss: −$2
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,535/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): 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

3 events — show timeline

• 2026-04-07 Pending — WNYREIS
• 2026-04-01 Contingent — WNYREIS
• 2026-03-24 Listed $169,900 WNYREIS

Property tax history

+3.7%/yr

Latest (2025): $5,377 · +1.1% YoY. Source: county tax records.