145 Kenview Ave · Tonawanda Town, NY 14217

$299,000

4 bd · 2.0 ba · 1,686 sqft · MultiFamily public records · 6 Days on market

Built 1943 6,188 sqft lot Est $287k · at est.

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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).

• Cash flow +15.7/30.0
• ARV discount +5.6/15.0
• Rent growth +4.9/5.0
• 1% rule +4.8/10.0
• DSCR +4.8/10.0
• Schools +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

BACK ON MARKET - NOW VACANT - LOCATION -KENVIEW IS ACROSS FROM KENMORE HOSPTIAL. - UP-DATED MECHANICS, CBERS. RARE FIND WITH POURED BASEMENT - 2 CAR GARAGE WITH LOFT - VINYL SIDED, CONCRETE DRIVEWAY- COMMON FRONT AND BACK HALLWAYS - EACH APARTMENT HAS ACCESS TO BASEMENT. 2 BEDROOMS, 1 BATH EACH APARTMENT - SEPARATE UTILITIES -(2 new furnaces) SEPARATE LAUNDRY-- ALL REPLACED WINDOWS, RENTS INCLUDE WATER. SHARED BASEMENT W/ STORAGE. ROOF EST. 5 YRS. , VINYL REPLACEMENT WINDOWS, UPDATED ELECTRIC STOVE & REFRIGERATORS- WASHERS AND DRYERS INCLUDED. CIRCUIT BREAKERS - HARDWOOD & VINYL FLOORING. SUMP PUMP INSTALLED. - QUALIFIED BUYERS. (RIGHT APARTMENT READY TO RENT FOR A NEW OWNER - LEFT SIDE STILL FINISHING CLEANING, ETC. - PHOTOS WILL BE UPDATED- RENTS WOULD BE MARKET VALUE + GARAGE RENTS. - OFFERS REVIEWED BY OWNERS UPON RECEIPT.

Key facts

• New kitchen
• New bathroom
• Large backyard

Tags

• YOUNG ROOF
• NEW KITCHEN
• NEW BATHROOM
• LARGE BACKYARD
• SPACIOUS GARAGE
• LOFT FOR STORAGE

Property features AI

Finance

• Financial info: Property configured as a 2-unit multi-family building; Each unit currently rents for $1,200; Owner pays garage and water; rent includes parking and water; Operating expenses include water/sewer; Separate gas and electric meters for each unit
• HOA & community: Community trails/paths

Exterior

• Parking: Garage with two spaces; Additional parking (two or more spaces)
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property
• Construction: Aluminum and vinyl siding
• Exterior features: Rectangular residential lot with city street frontage; Trails/paths nearby

Interior

• Kitchen: Each unit includes a dining area combined with the living room
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Hardwood; Varies by area
• Bathrooms: Each unit has one full bathroom (2 full bathrooms total)
• Heating & cooling: Gas, forced air heating
• Interior features: Hardwood and varying flooring throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $292k (2.3% below list).
• Recommended offer: $292k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 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.
• Zoned schools: Herbert Hoover Elementary School (math 37% / reading 52%, grade F, #1,277 of 2,108 statewide, top 64%, 565 students, 43% FRL); Herbert Hoover Middle School (math 24% / reading 39%, grade F, #522 of 729 statewide, top 73%, 758 students, 51% FRL); Kenmore West Senior High School (math 74% / reading 57%, grade B, #773 of 1,100 statewide, top 70%, 1,358 students, 51% FRL) — zoned schools average 48% FRL vs 33% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.8%/yr); 102 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,921/mo this rent would consume 47% of the median local household income ($74k/yr) (locally 727% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y ago 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 $225k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $292,100 (2.3% below list)

Questions for the listing agent

1. Built in 1943 — 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $286,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Kenview Ave	0.03mi	4/2.0	1,620 (-4%)	10mo	$275,000	$170	84
68 Tulane Rd	0.29mi	4/2.0	1,687 (+0%)	11mo	$306,000	$181	78
86 Pullman Ave	0.39mi	4/2.0	1,792 (+6%)	6mo	$315,000	$176	66
151 Henderson Ave	0.49mi	4/2.0	1,664 (-1%)	11mo	$280,000	$168	65
175 Mayville Ave	0.65mi	4/2.0	1,674 (-1%)	5mo	$225,000	$134	64
145 N End Ave	0.31mi	5/2.0 (+1)	1,728 (+2%)	16mo	$140,000	$81	63
49 Tulane Rd	0.29mi	4/2.0	1,852 (+10%)	12mo	$317,000	$171	60
170 Mayville Ave	0.66mi	4/2.0	1,612 (-4%)	3mo	$199,000	$123	59
161 Pullman Ave	0.48mi	4/2.0	1,612 (-4%)	17mo	$280,000	$174	56
174 Woodward Ave	0.48mi	4/2.0	1,612 (-4%)	17mo	$285,000	$177	56
104 Shepard Ave	0.60mi	3/2.0 (-1)	1,633 (-3%)	8mo	$278,000	$170	55
183 W Girard Blvd	0.43mi	5/2.0 (+1)	1,880 (+12%)	15mo	$190,000	$101	43

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-24,625
• Equity at exit: $44,582

10-year hold

• IRR: 7.7%
• Equity multiple: 1.72×
• Total profit: $59,930
• Equity at exit: $25,852

Cash invested: $83,720 (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 14217

• Home prices YoY: -34.3%
• Rents YoY: 9.8%
• Active inventory: 102
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $2,921 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$485 /mo · $5,821/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $130

Break-even live

Break-even rent $2,757

Max offer price $299,000

Occupancy floor 91%

Sensitivity live

Price	-10% $299	-5% $215	+0% $130	+5% $45	+10% $-39
Rent	-10% $-101	-5% $15	+0% $130	+5% $245	+10% $361
Rate	-1.0pp $281	-0.5pp $206	base $130	+0.5pp $52	+1.0pp $-26

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,920
Total (2 units)			$2,921

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Colonial Ave Buffalo, NY	4.0	2.0	1240	$2,900	$2.34	25d	1	0.40mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	25d	1	0.44mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	12d	1	0.77mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	3d	1	1.37mi

Listing history 5 events

1. 2026-06-21
   days on market $299,000 Active 6 DOM
2. 2026-06-18
   days on market $299,000 Active 3 DOM
3. 2026-06-17
   days on market $299,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $299,000 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: $5,821 · $485/mo
• Projected year-2 tax: $5,821 · $485/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 ≥92°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: $35,052
• − Mortgage interest: −$16,749
• − Property taxes: −$5,821
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − Depreciation: −$8,698
• Taxable loss: −$3,319
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $2,356/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): 22,471
• Household income: $73,800
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 727.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 6% Black 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 13% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Arabic 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: ▼ -172.52%
• Current HPI: 330.7596
• Rent YoY: ▲ 9.76%
• 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

+433.9% since first listed

11 events — show timeline

• 2026-06-15 Listed $299,000 WNYREIS
• 2025-10-15 Price Changed $289,000 WNYREIS
• 2025-08-25 Listed $299,000 WNYREIS
• 2023-11-13 Sold (MLS) $225,000 WNYREIS
• 2023-09-23 Pending — WNYREIS
• 2023-09-14 Pending — WNYREIS
• 2023-09-08 Relisted — WNYREIS
• 2023-06-27 Listing Removed — WNYREIS
• 2023-02-20 Listed $259,900 WNYREIS
• 2016-02-12 Listed $795 WNYREIS
• 2002-03-15 Sold (Public Records) $56,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,821 · +4.4% YoY. Source: county tax records.