118 Zimmerman St · North Tonawanda, NY 14120

$219,700

4 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 10 Days on market

Built 1900 4,000 sqft lot Est $239k · 8% under

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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 +26.0/30.0
• ARV discount +11.1/15.0
• DSCR +8.8/10.0
• 1% rule +6.6/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious single-family home offers incredible potential with five bedrooms and one full bathroom, making it an ideal opportunity for those looking to create their dream home or invest in a rehab project. The property features an enclosed front porch, perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a large formal dining room with plenty of space for gatherings and entertaining. This home is in need of rehab, Whether you’re a seasoned investor or a homeowner ready to take on a project, this property is being sold as-is, giving you the freedom to make it your own. Don’t miss the chance to transform this house into something truly special.

Key facts

• Metal roof
• New flooring
• 4,000 sq ft lot

Tags

• METAL ROOF
• VINYL REPLACEMENT WINDOWS
• UPDATED ELECTRICAL SERVICE
• NEW FLOORING
• COMPLETE INTERIOR PAINT JOB
• FULLY ENCLOSED FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story; Existing construction
• Construction: Stone construction; Stone foundation
• Exterior features: Blacktop driveway; Irregular residential lot; 40 x 100 lot dimensions; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 12 rooms (includes bedroom and living spaces)
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Steam heating; Has heating; Gas water heater
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 9.3% 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: Spruce School (math 34% / reading 54%, grade F, #1,277 of 2,108 statewide, top 64%, 313 students, 68% 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 55% FRL vs 34% district-wide (20 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; 3 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).
• This rent runs 41% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $220k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,700

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.16% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $238,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Zimmerman St	0.00mi	5/1.0 (+1)	1,269 (0%)	5mo	$115,000	$91	91
647 Christiana St	0.34mi	4/1.5	1,310 (+3%)	1mo	$220,000	$168	76
547 Locust St	0.21mi	3/1.0 (-1)	1,250 (-2%)	10mo	$229,000	$183	74
174 Pine St	0.05mi	3/1.5 (-1)	1,190 (-6%)	8mo	$223,500	$188	74
427 Robert Dr	0.27mi	3/1.0 (-1)	1,320 (+4%)	9mo	$300,000	$227	68
519 E Thompson St	0.23mi	3/1.5 (-1)	1,092 (-14%)	2mo	$240,000	$220	57
296 Niagara St	0.54mi	3/1.5 (-1)	1,304 (+3%)	8mo	$265,000	$203	56
84 Klaum Ave	0.65mi	3/2.0 (-1)	1,296 (+2%)	5mo	$275,000	$212	53
286 Bryant St	0.67mi	4/1.0	1,117 (-12%)	3mo	$180,500	$162	46
376 Miller St	0.71mi	3/2.0 (-1)	1,232 (-3%)	9mo	$220,000	$179	46
256 Belmont Ct W	0.73mi	3/1.5 (-1)	1,195 (-6%)	11mo	$265,000	$222	40
421 Stanley St	0.74mi	4/1.5	1,420 (+12%)	7mo	$220,000	$155	38

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: 2.9%
• Equity multiple: 1.12×
• Total profit: $7,197
• Equity at exit: $32,758

10-year hold

• IRR: 15.1%
• Equity multiple: 2.39×
• Total profit: $85,431
• Equity at exit: $18,996

Cash invested: $61,516 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,551 medium
• Mortgage (P&I): −$1,152
• Tax from tax record: −$222 /mo · $2,668/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $549

Break-even live

Break-even rent $1,856

Max offer price $219,700

Occupancy floor 73%

Sensitivity live

Price	-10% $673	-5% $611	+0% $549	+5% $487	+10% $425
Rent	-10% $348	-5% $448	+0% $549	+5% $650	+10% $751
Rate	-1.0pp $660	-0.5pp $605	base $549	+0.5pp $492	+1.0pp $434

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: $54,925
• Closing costs: $6,591
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
757 Remington Dr Unit 1 North Tonawanda, NY	3.0	1.5	1100	$1,750	$1.59	12d	1	1.40mi
175 12th Ave North Tonawanda, NY	3.0	1.0	1000	$1,600	$1.60	45d	1	1.46mi
600 River Rd North Tonawanda, NY	1.0–3.0	1.0–2.5	1320	$4,995	$3.78	3d	12	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $219,700 Active 10 DOM
2. 2026-06-18
   days on market $219,700 Active 7 DOM
3. 2026-06-17
   days on market $219,700 Active 6 DOM
4. 2026-06-16
   days on market $219,700 Active 5 DOM
5. 2026-06-15
   days on market $219,700 Active 4 DOM
6. 2026-06-13
   pricedays on marketlisting id $219,700 Active 2 DOM
7. 2026-06-10
   days on market $237,750 Active 14 DOM
8. 2026-06-09
   days on market $237,750 Active 13 DOM
9. 2026-06-08
   pricedays on market $237,750 Active 12 DOM
10. 2026-06-07
    pricedays on market $238,300 Active 11 DOM
11. 2026-06-03
    days on market $238,400 Active 7 DOM
12. 2026-06-02
    days on market $238,400 Active 6 DOM
13. 2026-06-01
    days on market $238,400 Active 5 DOM
14. 2026-05-31
    days on market $238,400 Active 4 DOM
15. 2026-05-27
    listed $238,400 Active
16. 2026-01-16
    soldstatus $115,000 Closed 707-char remark

    Show marketing remark (707 chars)

    This spacious single-family home offers incredible potential with five bedrooms and one full bathroom, making it an ideal opportunity for those looking to create their dream home or invest in a rehab project. The property features an enclosed front porch, perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a large formal dining room with plenty of space for gatherings and entertaining. This home is in need of rehab, Whether you’re a seasoned investor or a homeowner ready to take on a project, this property is being sold as-is, giving you the freedom to make it your own. Don’t miss the chance to transform this house into something truly special.

17. 2025-10-10
    status Pending 707-char remark

    Show marketing remark (707 chars)

    This spacious single-family home offers incredible potential with five bedrooms and one full bathroom, making it an ideal opportunity for those looking to create their dream home or invest in a rehab project. The property features an enclosed front porch, perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a large formal dining room with plenty of space for gatherings and entertaining. This home is in need of rehab, Whether you’re a seasoned investor or a homeowner ready to take on a project, this property is being sold as-is, giving you the freedom to make it your own. Don’t miss the chance to transform this house into something truly special.

18. 2025-08-29
    price $126,900 707-char remark

    Show marketing remark (707 chars)

    This spacious single-family home offers incredible potential with five bedrooms and one full bathroom, making it an ideal opportunity for those looking to create their dream home or invest in a rehab project. The property features an enclosed front porch, perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a large formal dining room with plenty of space for gatherings and entertaining. This home is in need of rehab, Whether you’re a seasoned investor or a homeowner ready to take on a project, this property is being sold as-is, giving you the freedom to make it your own. Don’t miss the chance to transform this house into something truly special.

19. 2025-07-08
    price $129,900 707-char remark

    Show marketing remark (707 chars)

    This spacious single-family home offers incredible potential with five bedrooms and one full bathroom, making it an ideal opportunity for those looking to create their dream home or invest in a rehab project. The property features an enclosed front porch, perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a large formal dining room with plenty of space for gatherings and entertaining. This home is in need of rehab, Whether you’re a seasoned investor or a homeowner ready to take on a project, this property is being sold as-is, giving you the freedom to make it your own. Don’t miss the chance to transform this house into something truly special.

20. 2025-06-05
    status Active 707-char remark

    Show marketing remark (707 chars)

    This spacious single-family home offers incredible potential with five bedrooms and one full bathroom, making it an ideal opportunity for those looking to create their dream home or invest in a rehab project. The property features an enclosed front porch, perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a large formal dining room with plenty of space for gatherings and entertaining. This home is in need of rehab, Whether you’re a seasoned investor or a homeowner ready to take on a project, this property is being sold as-is, giving you the freedom to make it your own. Don’t miss the chance to transform this house into something truly special.

21. 2025-06-04
    status Pending 707-char remark

    Show marketing remark (707 chars)

    This spacious single-family home offers incredible potential with five bedrooms and one full bathroom, making it an ideal opportunity for those looking to create their dream home or invest in a rehab project. The property features an enclosed front porch, perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a large formal dining room with plenty of space for gatherings and entertaining. This home is in need of rehab, Whether you’re a seasoned investor or a homeowner ready to take on a project, this property is being sold as-is, giving you the freedom to make it your own. Don’t miss the chance to transform this house into something truly special.

22. 2025-06-02
    listed $134,900 Active 707-char remark

    Show marketing remark (707 chars)

    This spacious single-family home offers incredible potential with five bedrooms and one full bathroom, making it an ideal opportunity for those looking to create their dream home or invest in a rehab project. The property features an enclosed front porch, perfect for enjoying your morning coffee or relaxing in the evening. Inside, you’ll find a large formal dining room with plenty of space for gatherings and entertaining. This home is in need of rehab, Whether you’re a seasoned investor or a homeowner ready to take on a project, this property is being sold as-is, giving you the freedom to make it your own. Don’t miss the chance to transform this house into something truly special.

ⓘ 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: $2,668 · $222/mo
• Projected year-2 tax: $3,191 · $266/mo
• Expected delta: +$522/yr (+$44/mo · 19.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,609
• − Mortgage interest: −$12,307
• − Property taxes: −$2,668
• − Insurance: −$1,098
• − Repairs & maintenance: −$2,449
• − Management: −$2,449
• − Depreciation: −$6,391
• Taxable income: $3,247
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $5,810/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

+76.7% since first listed

8 events — show timeline

• 2026-05-27 Listed $238,400 WNYREIS
• 2026-01-16 Sold (MLS) $115,000 WNYREIS
• 2025-10-10 Pending — WNYREIS
• 2025-08-29 Price Changed $126,900 WNYREIS
• 2025-07-08 Price Changed $129,900 WNYREIS
• 2025-06-05 Relisted — WNYREIS
• 2025-06-04 Pending — WNYREIS
• 2025-06-02 Listed $134,900 WNYREIS

Property tax history

+4.1%/yr

Latest (2025): $2,668 · +2.1% YoY. Source: county tax records.