1091 Ruie Rd · North Tonawanda, NY 14120

$169,000

2 bd · 1.0 ba · 1,029 sqft · SingleFamily public records · 298 Days on market

Built 1880 2.60 ac lot $164/sqft · 38% below area Est $274k · 38% 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1880 Bungalow with a tree line setting. This home sits on 2.6 Acres of land. Hardwood & laminate flooring – some appliances included. Step back in time with this adorable home full of vintage charm and potential. Great for a do-it yourselfer or just move in! Property is being sold “as is” – Motivated seller. Seller is unable to do any repairs due to Home Inspection or Bank Appraisal. New mini-split A/C/heating system. Blown insulation in all the walls and the attic. Windows are fairly new. Don't miss out, buy it as a residence or use it as an income property. There is enough space for 8 cars or more to park. ADT monitoring and alarm system with two window alerts, two door alerts and a sensor in the dining room to detect movement over 80 lbs. Included ring cameras surrounding the property. Sip your coffee on the front porch and watch the natural habitat that surrounds North Tonawanda pass by. Stores and shops nearby for your convenience. Minutes from the Falls or Buffalo.

Key facts

• 2.6 acre lot
• Built 1880
• Listed 298 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $9 ($111/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (14.1% below list).
• Recommended offer: $145k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Market conditions: Rents rising fast (+6.0%/yr); 178 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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

• It's been on market 298 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $41k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,087 (14.1% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (median comp): $273,781
• List price: $169,000
• Delta: -38.27%
• 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
1422 Master St	0.23mi	3/1.0 (+1)	988 (-4%)	10mo	$255,000	$258	69
550 North Ave	0.29mi	3/1.0 (+1)	1,104 (+7%)	11mo	$260,000	$236	60
1348 Master St	0.34mi	3/2.0 (+1)	988 (-4%)	11mo	$242,500	$245	59
525 E Stenzil St	0.41mi	3/1.5 (+1)	1,112 (+8%)	4mo	$220,000	$198	58
394 Linwood Ave	0.52mi	3/2.0 (+1)	936 (-9%)	1mo	$260,000	$278	51
1330 Forbes St	0.50mi	3/1.0 (+1)	1,102 (+7%)	12mo	$325,000	$295	50
1427 Master St	0.24mi	3/1.0 (+1)	874 (-15%)	12mo	$246,000	$281	49
570 Woodward Ave	0.52mi	3/1.0 (+1)	896 (-13%)	1mo	$234,711	$262	48
575 Willow Ave	0.72mi	3/1.5 (+1)	1,060 (+3%)	10mo	$283,000	$267	46
368 Linwood Ave	0.57mi	3/1.0 (+1)	936 (-9%)	9mo	$266,250	$284	46
805 Ruie Rd	0.55mi	3/1.0 (+1)	908 (-12%)	12mo	$221,000	$243	40
452 Woodward Ave	0.74mi	3/2.0 (+1)	1,167 (+13%)	9mo	$277,000	$237	27

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: -12.7%
• Equity multiple: 0.53×
• Total profit: $-22,346
• Equity at exit: $25,198

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $711
• Equity at exit: $14,612

Cash invested: $47,320 (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: 178
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$886
• Tax from tax record: −$180 /mo · $2,163/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $9

Break-even live

Break-even rent $1,439

Max offer price $169,000

Occupancy floor 94%

Sensitivity live

Price	-10% $105	-5% $57	+0% $9	+5% $-39	+10% $-86
Rent	-10% $-105	-5% $-48	+0% $9	+5% $67	+10% $124
Rate	-1.0pp $94	-0.5pp $52	base $9	+0.5pp $-35	+1.0pp $-79

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Nash Rd North Tonawanda, NY	1.0–2.0	1.0	750	$1,225	$1.63	2d	1	0.34mi
757 Remington Dr Unit 1 North Tonawanda, NY	3.0	1.5	1100	$1,750	$1.59	11d	1	0.83mi
528 Ward Rd North Tonawanda, NY	3.0	1.0	916	$2,250	$2.46	2d	1	0.90mi
317 Hedwig Dr Unit N North Tonawanda, NY	3.0	1.0	864	$1,350	$1.56	11d	1	1.31mi
175 12th Ave North Tonawanda, NY	3.0	1.0	1000	$1,600	$1.60	44d	1	1.35mi
60 Fredericka St North Tonawanda, NY	2.0	1.0	1200	$1,425	$1.19	15d	1	1.39mi

Listing history 21 events

1. 2026-05-12
   status Pending 1026-char remark

   Show marketing remark (1026 chars)

   Charming 1880 Bungalow with a tree line setting. This home sits on 2.6 Acres of land. Hardwood & laminate flooring – some appliances included. Step back in time with this adorable home full of vintage charm and potential. Great for a do-it yourselfer or just move in! Property is being sold “as is” – Motivated seller. Seller is unable to do any repairs due to Home Inspection or Bank Appraisal. New mini-split A/C/heating system. Blown insulation in all the walls and the attic. Windows are fairly new. Don't miss out, buy it as a residence or use it as an income property. There is enough space for 8 cars or more to park. ADT monitoring and alarm system with two window alerts, two door alerts and a sensor in the dining room to detect movement over 80 lbs. Included ring cameras surrounding the property. Sip your coffee on the front porch and watch the natural habitat that surrounds North Tonawanda pass by. Stores and shops nearby for your convenience. Minutes from the Falls or Buffalo.

2. 2026-02-21
   status Active 1026-char remark

   Show marketing remark (1026 chars)

   Charming 1880 Bungalow with a tree line setting. This home sits on 2.6 Acres of land. Hardwood & laminate flooring – some appliances included. Step back in time with this adorable home full of vintage charm and potential. Great for a do-it yourselfer or just move in! Property is being sold “as is” – Motivated seller. Seller is unable to do any repairs due to Home Inspection or Bank Appraisal. New mini-split A/C/heating system. Blown insulation in all the walls and the attic. Windows are fairly new. Don't miss out, buy it as a residence or use it as an income property. There is enough space for 8 cars or more to park. ADT monitoring and alarm system with two window alerts, two door alerts and a sensor in the dining room to detect movement over 80 lbs. Included ring cameras surrounding the property. Sip your coffee on the front porch and watch the natural habitat that surrounds North Tonawanda pass by. Stores and shops nearby for your convenience. Minutes from the Falls or Buffalo.

3. 2026-02-18
   status Pending 1026-char remark

   Show marketing remark (1026 chars)

   Charming 1880 Bungalow with a tree line setting. This home sits on 2.6 Acres of land. Hardwood & laminate flooring – some appliances included. Step back in time with this adorable home full of vintage charm and potential. Great for a do-it yourselfer or just move in! Property is being sold “as is” – Motivated seller. Seller is unable to do any repairs due to Home Inspection or Bank Appraisal. New mini-split A/C/heating system. Blown insulation in all the walls and the attic. Windows are fairly new. Don't miss out, buy it as a residence or use it as an income property. There is enough space for 8 cars or more to park. ADT monitoring and alarm system with two window alerts, two door alerts and a sensor in the dining room to detect movement over 80 lbs. Included ring cameras surrounding the property. Sip your coffee on the front porch and watch the natural habitat that surrounds North Tonawanda pass by. Stores and shops nearby for your convenience. Minutes from the Falls or Buffalo.

4. 2026-01-16
   price $169,000 1026-char remark

   Show marketing remark (1026 chars)

   Charming 1880 Bungalow with a tree line setting. This home sits on 2.6 Acres of land. Hardwood & laminate flooring – some appliances included. Step back in time with this adorable home full of vintage charm and potential. Great for a do-it yourselfer or just move in! Property is being sold “as is” – Motivated seller. Seller is unable to do any repairs due to Home Inspection or Bank Appraisal. New mini-split A/C/heating system. Blown insulation in all the walls and the attic. Windows are fairly new. Don't miss out, buy it as a residence or use it as an income property. There is enough space for 8 cars or more to park. ADT monitoring and alarm system with two window alerts, two door alerts and a sensor in the dining room to detect movement over 80 lbs. Included ring cameras surrounding the property. Sip your coffee on the front porch and watch the natural habitat that surrounds North Tonawanda pass by. Stores and shops nearby for your convenience. Minutes from the Falls or Buffalo.

5. 2025-10-17
   price $175,000 1026-char remark

   Show marketing remark (1026 chars)

   Charming 1880 Bungalow with a tree line setting. This home sits on 2.6 Acres of land. Hardwood & laminate flooring – some appliances included. Step back in time with this adorable home full of vintage charm and potential. Great for a do-it yourselfer or just move in! Property is being sold “as is” – Motivated seller. Seller is unable to do any repairs due to Home Inspection or Bank Appraisal. New mini-split A/C/heating system. Blown insulation in all the walls and the attic. Windows are fairly new. Don't miss out, buy it as a residence or use it as an income property. There is enough space for 8 cars or more to park. ADT monitoring and alarm system with two window alerts, two door alerts and a sensor in the dining room to detect movement over 80 lbs. Included ring cameras surrounding the property. Sip your coffee on the front porch and watch the natural habitat that surrounds North Tonawanda pass by. Stores and shops nearby for your convenience. Minutes from the Falls or Buffalo.

6. 2025-08-20
   price $180,000 1026-char remark

   Show marketing remark (1026 chars)

   Charming 1880 Bungalow with a tree line setting. This home sits on 2.6 Acres of land. Hardwood & laminate flooring – some appliances included. Step back in time with this adorable home full of vintage charm and potential. Great for a do-it yourselfer or just move in! Property is being sold “as is” – Motivated seller. Seller is unable to do any repairs due to Home Inspection or Bank Appraisal. New mini-split A/C/heating system. Blown insulation in all the walls and the attic. Windows are fairly new. Don't miss out, buy it as a residence or use it as an income property. There is enough space for 8 cars or more to park. ADT monitoring and alarm system with two window alerts, two door alerts and a sensor in the dining room to detect movement over 80 lbs. Included ring cameras surrounding the property. Sip your coffee on the front porch and watch the natural habitat that surrounds North Tonawanda pass by. Stores and shops nearby for your convenience. Minutes from the Falls or Buffalo.

7. 2025-07-22
   price $199,000 1026-char remark

   Show marketing remark (1026 chars)

   Charming 1880 Bungalow with a tree line setting. This home sits on 2.6 Acres of land. Hardwood & laminate flooring – some appliances included. Step back in time with this adorable home full of vintage charm and potential. Great for a do-it yourselfer or just move in! Property is being sold “as is” – Motivated seller. Seller is unable to do any repairs due to Home Inspection or Bank Appraisal. New mini-split A/C/heating system. Blown insulation in all the walls and the attic. Windows are fairly new. Don't miss out, buy it as a residence or use it as an income property. There is enough space for 8 cars or more to park. ADT monitoring and alarm system with two window alerts, two door alerts and a sensor in the dining room to detect movement over 80 lbs. Included ring cameras surrounding the property. Sip your coffee on the front porch and watch the natural habitat that surrounds North Tonawanda pass by. Stores and shops nearby for your convenience. Minutes from the Falls or Buffalo.

8. 2025-07-15
   listed $210,000 Active 1026-char remark

   Show marketing remark (1026 chars)

   Charming 1880 Bungalow with a tree line setting. This home sits on 2.6 Acres of land. Hardwood & laminate flooring – some appliances included. Step back in time with this adorable home full of vintage charm and potential. Great for a do-it yourselfer or just move in! Property is being sold “as is” – Motivated seller. Seller is unable to do any repairs due to Home Inspection or Bank Appraisal. New mini-split A/C/heating system. Blown insulation in all the walls and the attic. Windows are fairly new. Don't miss out, buy it as a residence or use it as an income property. There is enough space for 8 cars or more to park. ADT monitoring and alarm system with two window alerts, two door alerts and a sensor in the dining room to detect movement over 80 lbs. Included ring cameras surrounding the property. Sip your coffee on the front porch and watch the natural habitat that surrounds North Tonawanda pass by. Stores and shops nearby for your convenience. Minutes from the Falls or Buffalo.

9. 2022-09-23
   soldstatus $125,000 Closed Sale or Rented 140-char remark

   Show marketing remark (140 chars)

   This wonderful home is looking for its next owner to make it complete! Sitting on 2.6 Acres with loads of potential. Bring your ideas alive!

10. 2022-05-02
    status Under Contract- Do Not Show 140-char remark

    Show marketing remark (140 chars)

    This wonderful home is looking for its next owner to make it complete! Sitting on 2.6 Acres with loads of potential. Bring your ideas alive!

11. 2022-04-24
    listed $100,000 Active 140-char remark

    Show marketing remark (140 chars)

    This wonderful home is looking for its next owner to make it complete! Sitting on 2.6 Acres with loads of potential. Bring your ideas alive!

12. 2022-01-13
    soldstatus $70,000 Closed Sale or Rented
13. 2022-01-12
    listed $70,000 Active
14. 2020-04-21
    soldstatus $44,000
15. 2020-04-16
    soldstatus $44,000 Closed Sale or Rented
16. 2020-02-26
    status Pending Sale
17. 2020-02-24
    status Active
18. 2020-02-23
    historical
19. 2020-02-21
    status Active
20. 2020-01-13
    status Pending Sale
21. 2020-01-02
    listed $44,000 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: $2,163 · $180/mo
• Projected year-2 tax: $2,510 · $209/mo
• Expected delta: +$346/yr (+$29/mo · 16.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥94°F today · 13 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: $17,410
• − Mortgage interest: −$9,467
• − Property taxes: −$2,163
• − Insurance: −$845
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$4,916
• Taxable loss: −$2,767
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $775/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

+284.1% since first listed

21 events — show timeline

• 2026-05-12 Pending — WNYREIS
• 2026-02-21 Relisted — WNYREIS
• 2026-02-18 Pending — WNYREIS
• 2026-01-16 Price Changed $169,000 WNYREIS
• 2025-10-17 Price Changed $175,000 WNYREIS
• 2025-08-20 Price Changed $180,000 WNYREIS
• 2025-07-22 Price Changed $199,000 WNYREIS
• 2025-07-15 Listed $210,000 WNYREIS
• 2022-09-23 Sold (MLS) $125,000 WNYREIS
• 2022-05-02 Pending — WNYREIS
• 2022-04-24 Listed $100,000 WNYREIS
• 2022-01-13 Sold (MLS) $70,000 WNYREIS
• 2022-01-12 Listed $70,000 WNYREIS
• 2020-04-21 Sold (Public Records) $44,000 Public Records
• 2020-04-16 Sold (MLS) $44,000 WNYREIS
• 2020-02-26 Pending — WNYREIS
• 2020-02-24 Relisted — WNYREIS
• 2020-02-23 Listing Removed — WNYREIS
• 2020-02-21 Relisted — WNYREIS
• 2020-01-13 Pending — WNYREIS
• 2020-01-02 Listed $44,000 WNYREIS

Property tax history

+1.2%/yr

Latest (2025): $2,163 · +2.1% YoY. Source: county tax records.