381 Young St · Tonawanda, NY 14150

$155,000

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 77 Days on market

Built 1890 6,300 sqft lot $130/sqft · 41% below area Est $263k · 41% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly adjusted price- don't miss this opportunity! Beautifully updated, 3-bedroom home offers numerous 2024 updated, including new flooring, new windows with blinds on the first floor, updated lighting, refreshed kitchen with new sink, exhaust hood and dishwasher, a remodeled bathroom with modern fixtures and vanity. The house is virtually staged to show you how amazing this place can be! Conveniently located near shops, restaurants, and major highways for easy commuting. Affordable ownership in a desirable area. Move-in ready and ready for its new owner.

Key facts

• Move-in ready
• Updated
• Large backyard

Tags

• MOVE-IN READY
• UPDATED
• SPACIOUS MAIN LIVING AREA
• FULL BASEMENT
• LARGE BACKYARD
• AMPLE OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 89/100 on livability (#8 in NY, #169 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Tonawanda City School District (suburban): math 39% / reading 43% proficiency, ranked #508 of 590 in NY (top 86%) — 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 1.14% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (median comp): $262,882
• List price: $155,000
• Delta: -41.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.75% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,767
• Equity at exit: $23,111

10-year hold

• IRR: 15.1%
• Equity multiple: 2.43×
• Total profit: $62,258
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$813
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $345

Break-even live

Break-even rent $1,330

Max offer price $155,000

Occupancy floor 75%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 E Niagara St Tonawanda, NY	1.0–2.0	1.0–2.0	975	$1,900	$1.95	1d	1	0.72mi
184 Sweeney St North Tonawanda, NY	2.0	2.0	1155	$2,000	$1.73	1d	1	0.87mi
53 Winkler Dr Tonawanda, NY	3.0	1.0	1060	$2,100	$1.98	11d	1	0.97mi
285 Crestmount Ave Tonawanda, NY	1.0–2.0	1.0	725	$1,905	$2.63	1d	9	1.06mi
705 Sandra Ln North Tonawanda, NY	1.0–2.0	1.0	725	$1,795	$2.48	1d	9	1.07mi
103 Raintree Is Tonawanda, NY	1.0–2.0	1.0	700	$1,800	$2.57	1d	35	1.08mi
115 Klinger Ave Tonawanda, NY	3.0	1.0	1200	$1,450	$1.21	3d	1	1.11mi
166 Spruce St Unit 5 North Tonawanda, NY	2.0	1.0	1000	$1,300	$1.30	23d	1	1.13mi

Listing history 17 events

1. 2026-05-05
   status Pending 563-char remark

   Show marketing remark (563 chars)

   Newly adjusted price- don't miss this opportunity! Beautifully updated, 3-bedroom home offers numerous 2024 updated, including new flooring, new windows with blinds on the first floor, updated lighting, refreshed kitchen with new sink, exhaust hood and dishwasher, a remodeled bathroom with modern fixtures and vanity. The house is virtually staged to show you how amazing this place can be! Conveniently located near shops, restaurants, and major highways for easy commuting. Affordable ownership in a desirable area. Move-in ready and ready for its new owner.

2. 2026-04-16
   price $155,000 563-char remark

   Show marketing remark (563 chars)

   Newly adjusted price- don't miss this opportunity! Beautifully updated, 3-bedroom home offers numerous 2024 updated, including new flooring, new windows with blinds on the first floor, updated lighting, refreshed kitchen with new sink, exhaust hood and dishwasher, a remodeled bathroom with modern fixtures and vanity. The house is virtually staged to show you how amazing this place can be! Conveniently located near shops, restaurants, and major highways for easy commuting. Affordable ownership in a desirable area. Move-in ready and ready for its new owner.

3. 2026-03-16
   price $162,000 563-char remark

   Show marketing remark (563 chars)

   Newly adjusted price- don't miss this opportunity! Beautifully updated, 3-bedroom home offers numerous 2024 updated, including new flooring, new windows with blinds on the first floor, updated lighting, refreshed kitchen with new sink, exhaust hood and dishwasher, a remodeled bathroom with modern fixtures and vanity. The house is virtually staged to show you how amazing this place can be! Conveniently located near shops, restaurants, and major highways for easy commuting. Affordable ownership in a desirable area. Move-in ready and ready for its new owner.

4. 2026-02-16
   listed $173,900 Active 563-char remark

   Show marketing remark (563 chars)

   Newly adjusted price- don't miss this opportunity! Beautifully updated, 3-bedroom home offers numerous 2024 updated, including new flooring, new windows with blinds on the first floor, updated lighting, refreshed kitchen with new sink, exhaust hood and dishwasher, a remodeled bathroom with modern fixtures and vanity. The house is virtually staged to show you how amazing this place can be! Conveniently located near shops, restaurants, and major highways for easy commuting. Affordable ownership in a desirable area. Move-in ready and ready for its new owner.

5. 2025-10-23
   historical
6. 2025-09-08
   listed $174,900 Active
7. 2024-09-19
   price $199,900
8. 2024-09-12
   listed $207,000 Active
9. 2023-05-31
   soldstatus $120,000
10. 2023-05-16
    soldstatus $120,000 Closed Sale or Rented
11. 2023-02-26
    status Under Contract- Do Not Show
12. 2023-02-22
    status Active
13. 2023-02-21
    status Under Contract- Do Not Show
14. 2023-02-13
    listed $99,990 Active
15. 2012-12-28
    soldstatus $59,000
16. 2012-12-27
    soldstatus $59,000
17. 2012-09-12
    listed $69,000

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,347 · $196/mo
• Expected delta: +$272/yr (+$23/mo · 13.1%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $21,191
• − Mortgage interest: −$8,682
• − Property taxes: −$2,075
• − Insurance: −$775
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$4,509
• Taxable income: $1,759
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $3,715/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: Tonawanda City School District
• NCES district ID: 3628740
• Math proficiency: 39% ▼ -19.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $47,061
• Composite: 35.03/100
• National rank: #5041
• State rank: #508 of 590 in NY

Livability — Tonawanda

• Score: 89/100
• State rank: #8
• US rank: #169

Category grades

Amenities A+ 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: Tonawanda, NY
• County: Erie County · 714,559 people
• City population: 41,260
• 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

+124.6% since first listed

17 events — show timeline

• 2026-05-05 Pending — WNYREIS
• 2026-04-16 Price Changed $155,000 WNYREIS
• 2026-03-16 Price Changed $162,000 WNYREIS
• 2026-02-16 Listed $173,900 WNYREIS
• 2025-10-23 Listing Removed — WNYREIS
• 2025-09-08 Listed $174,900 WNYREIS
• 2024-09-19 Price Changed $199,900 WNYREIS
• 2024-09-12 Listed $207,000 WNYREIS
• 2023-05-31 Sold (Public Records) $120,000 Public Records
• 2023-05-16 Sold (MLS) $120,000 WNYREIS
• 2023-02-26 Pending — WNYREIS
• 2023-02-22 Relisted — WNYREIS
• 2023-02-21 Pending — WNYREIS
• 2023-02-13 Listed $99,990 WNYREIS
• 2012-12-28 Sold (MLS) $59,000 WNYREIS
• 2012-12-27 Sold (Public Records) $59,000 Public Records
• 2012-09-12 Listed $69,000 WNYREIS

Property tax history

+8.8%/yr

Latest (2025): $2,075 · -2.6% YoY. Source: county tax records.