95 Irene St · Tonawanda Town, NY 14207

$179,900

3 bd · 2.5 ba · 1,227 sqft · SingleFamily public records · 20 Days on market

Built 1920 4,356 sqft lot $147/sqft · 18% below area Est $219k · 18% 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 +15.0/15.0
• Cash flow +7.6/30.0
• Rent growth +4.5/5.0
• Schools +3.9/10.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this 3 bed / 1-1/2 bath Tonawanda house. Located close to the thruway, DuPont & the GM engine plant, it sits on a quiet street with the excellent Tonanwanda amenities. The house has great spaces, high ceilings, eat in kitchen and many of the big ticket items are in great condition. The first floor offers 2 bedrooms, a full bath, kitchen, living rm, dining rm & a mudroom. Upstairs offers a bedroom, a large open space, the 1/2 bath and large closet. There is a full basement with sump pump, laundry and all mechanicals. Updates include: insulated windows & siding 2010; entry doors 2016; electric service 2018; HVAC, HWT & architectural Roof all estimated since 2016; glass block windows & alarm system. The covered deck off kitchen is accessed through the bright sliding patio door and provides a great Summer space. Dog may be on premisses in crate. Seller may need time to find suitable housing, or short term lease back.

Key facts

• Updated full bath
• Renovated full bath
• Large mudroom

Tags

• UPDATED FULL BATH
• RENOVATED FULL BATH
• LARGE MUDROOM
• NATURAL LIGHT
• FULLY FENCED YARD
• WALK-IN CLOSETS

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story existing home; Rectangular residential lot with city street frontage; Lot dimensions approximately 33 x 130
• Construction: Vinyl siding; Copper plumbing; Architectural shingle roof; Block and slab foundation
• Exterior features: Concrete driveway; Deck; Fully fenced yard; Shed(s)/storage

Interior

• Kitchen: Free-standing range; Gas oven and gas range; Oven; Microwave; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: Two main-level bedrooms; One bedroom on the second floor
• Flooring: Hardwood; Carpet; Varies
• Bathrooms: Two full bathrooms total; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windows; Sliding glass door(s); Separate/formal living room; Separate/formal dining room; Eat-in kitchen; Natural woodwork; Bedroom on main level; Programmable thermostat; See remarks
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (19.8% below list).
• Recommended offer: $141k (21.5% below list) — sets the bar for cash-flow.

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 (+8.2%/yr); 197 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 44% of the median local income ($40k/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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $110k; list at $180k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,158 (21.5% 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 1920 — 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: 0.80% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.22%
• DSCR: 0.77
• GRM: 10.4

CMA / ARV

• ARV (median comp): $218,510
• List price: $179,900
• Delta: -17.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Ullman St	0.26mi	4/2.0 (+1)	1,258 (+2%)	3mo	$118,000	$94	74
88 Huetter Ave Ave	0.25mi	3/1.5	1,317 (+7%)	1mo	$250,000	$190	72
165 Roesch Ave	0.35mi	3/1.0	1,285 (+5%)	5mo	$210,000	$163	66
38 Wyandotte Ave	0.46mi	4/1.0 (+1)	1,200 (-2%)	2mo	$150,000	$125	62
136 Newfield St	0.62mi	3/1.5	1,198 (-2%)	2mo	$167,000	$139	62
280 Esser Ave	0.48mi	3/1.0	1,283 (+5%)	3mo	$175,000	$136	62
62 Chadduck Ave	0.62mi	3/1.0	1,240 (+1%)	2mo	$155,000	$125	61
50 Philadelphia St	0.62mi	3/1.5	1,276 (+4%)	1mo	$155,000	$121	60
82 Beatrice Ave	0.57mi	3/1.0	1,166 (-5%)	2mo	$165,000	$142	57
221 Newfield St	0.48mi	4/1.5 (+1)	1,127 (-8%)	4mo	$75,000	$67	52
186 Crowley Ave	0.65mi	4/2.0 (+1)	1,333 (+9%)	2mo	$215,000	$161	46
136 Crowley Ave	0.62mi	4/1.0 (+1)	1,394 (+14%)	2mo	$100,000	$72	36

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: -19.2%
• Equity multiple: 0.30×
• Total profit: $-35,400
• Equity at exit: $26,824

10-year hold

• IRR: -3.3%
• Equity multiple: 0.73×
• Total profit: $-13,721
• Equity at exit: $15,554

Cash invested: $50,372 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$943
• Tax from tax record: −$341 /mo · $4,092/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-219

Break-even live

Break-even rent $1,721

Max offer price $141,158

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	23d	1	0.47mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	1d	1	0.61mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	14d	1	0.66mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	3d	1	0.72mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	3d	1	0.74mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	1d	1	0.79mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	1.07mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	23d	1	1.10mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	1.10mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	2d	1	1.30mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	43d	1	1.34mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	43d	1	1.42mi

Listing history 12 events

1. 2026-06-07
   status $179,900 Pending 20 DOM
2. 2026-06-03
   days on market $179,900 Active 20 DOM
3. 2026-06-02
   days on market $179,900 Active 19 DOM
4. 2026-06-01
   days on market $179,900 Active 18 DOM
5. 2026-05-31
   days on market $179,900 Active 17 DOM
6. 2026-05-14
   listed $179,900 Active 1683-char remark
7. 2025-04-14
   soldstatus $110,000
8. 2025-04-11
   soldstatus $110,000 Closed 980-char remark

   Show marketing remark (980 chars)

   Opportunity knocks with this 3 bed / 1-1/2 bath Tonawanda house. Located close to the thruway, DuPont & the GM engine plant, it sits on a quiet street with the excellent Tonanwanda amenities. The house has great spaces, high ceilings, eat in kitchen and many of the big ticket items are in great condition. The first floor offers 2 bedrooms, a full bath, kitchen, living rm, dining rm & a mudroom. Upstairs offers a bedroom, a large open space, the 1/2 bath and large closet. There is a full basement with sump pump, laundry and all mechanicals. Updates include: insulated windows & siding 2010; entry doors 2016; electric service 2018; HVAC, HWT & architectural Roof all estimated since 2016; glass block windows & alarm system. The covered deck off kitchen is accessed through the bright sliding patio door and provides a great Summer space. Dog may be on premisses in crate. Seller may need time to find suitable housing, or short term lease back.

9. 2025-02-20
   status Pending 980-char remark

   Show marketing remark (980 chars)

   Opportunity knocks with this 3 bed / 1-1/2 bath Tonawanda house. Located close to the thruway, DuPont & the GM engine plant, it sits on a quiet street with the excellent Tonanwanda amenities. The house has great spaces, high ceilings, eat in kitchen and many of the big ticket items are in great condition. The first floor offers 2 bedrooms, a full bath, kitchen, living rm, dining rm & a mudroom. Upstairs offers a bedroom, a large open space, the 1/2 bath and large closet. There is a full basement with sump pump, laundry and all mechanicals. Updates include: insulated windows & siding 2010; entry doors 2016; electric service 2018; HVAC, HWT & architectural Roof all estimated since 2016; glass block windows & alarm system. The covered deck off kitchen is accessed through the bright sliding patio door and provides a great Summer space. Dog may be on premisses in crate. Seller may need time to find suitable housing, or short term lease back.

10. 2025-02-19
    historical Active Under Contract 980-char remark

    Show marketing remark (980 chars)

    Opportunity knocks with this 3 bed / 1-1/2 bath Tonawanda house. Located close to the thruway, DuPont & the GM engine plant, it sits on a quiet street with the excellent Tonanwanda amenities. The house has great spaces, high ceilings, eat in kitchen and many of the big ticket items are in great condition. The first floor offers 2 bedrooms, a full bath, kitchen, living rm, dining rm & a mudroom. Upstairs offers a bedroom, a large open space, the 1/2 bath and large closet. There is a full basement with sump pump, laundry and all mechanicals. Updates include: insulated windows & siding 2010; entry doors 2016; electric service 2018; HVAC, HWT & architectural Roof all estimated since 2016; glass block windows & alarm system. The covered deck off kitchen is accessed through the bright sliding patio door and provides a great Summer space. Dog may be on premisses in crate. Seller may need time to find suitable housing, or short term lease back.

11. 2025-02-18
    listed $99,900 Active 980-char remark

    Show marketing remark (980 chars)

    Opportunity knocks with this 3 bed / 1-1/2 bath Tonawanda house. Located close to the thruway, DuPont & the GM engine plant, it sits on a quiet street with the excellent Tonanwanda amenities. The house has great spaces, high ceilings, eat in kitchen and many of the big ticket items are in great condition. The first floor offers 2 bedrooms, a full bath, kitchen, living rm, dining rm & a mudroom. Upstairs offers a bedroom, a large open space, the 1/2 bath and large closet. There is a full basement with sump pump, laundry and all mechanicals. Updates include: insulated windows & siding 2010; entry doors 2016; electric service 2018; HVAC, HWT & architectural Roof all estimated since 2016; glass block windows & alarm system. The covered deck off kitchen is accessed through the bright sliding patio door and provides a great Summer space. Dog may be on premisses in crate. Seller may need time to find suitable housing, or short term lease back.

12. 1996-03-29
    soldstatus $51,000

ⓘ 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: $4,092 · $341/mo
• Projected year-2 tax: $4,092 · $341/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,318
• − Mortgage interest: −$10,077
• − Property taxes: −$4,092
• − Insurance: −$900
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$5,233
• Taxable loss: −$5,756
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-1,250/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+252.7% since first listed

8 events — show timeline

• 2026-06-04 Pending — WNYREIS
• 2026-05-14 Listed $179,900 WNYREIS
• 2025-04-14 Sold (Public Records) $110,000 Public Records
• 2025-04-11 Sold (MLS) $110,000 WNYREIS
• 2025-02-20 Pending — WNYREIS
• 2025-02-19 Contingent — WNYREIS
• 2025-02-18 Listed $99,900 WNYREIS
• 1996-03-29 Sold (Public Records) $51,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,092 · +3.9% YoY. Source: county tax records.