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105 Patricia Dr
Property Overview
Active Listing
1 / 11
11 listing photos · Tap Enlarge for full-size view
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Specs
4
Beds
2
Baths
Interior Living Space (Sq Ft)
1614 sq ft
Lot Size (Sq Ft)
5,880 sq ft
Year Built
1958
Price/Sq Ft (Living Area)
130$
Price/Sq Ft (Lot Size)
36$
Lifestyle
Walk Score
0
Transit Score
20
Neighborhood Vibe
A calculation based on nearby amenity density.
Taxes
%
FY 2024
Tax Year
Annual Tax
$3,245
Assessed Value
$59,000
Last Sale
2012
$135,000
Environmental Hazards
Flood Risk
X
Heavy rain and flash flooding occurred in Tonawanda in April 2025. Sheridan Drive in Tonawanda is prone to flooding.
Zumintel Report
EVALUATED FOR: LONG-TERM RENTAL
105 Patricia Dr, Tonawanda, NY 14150
SINGLE_FAMILY•May 14, 2026•MLS #B1663446
97/100
Rental Score
Executive Summary
Verdict Locked
Based on current list price and market conditions.
Est. Price
$209,900
Square Feet
1,614
Year Built
1958
Configuration
4bd / 2ba
Market Context
- Pricing PositionThe property is listed for $209,900, which is below the median neighborhood price.
- Liquidity RiskHomes in the 14150 ZIP code sell quickly, averaging 16 days on the market.
- NeighborhoodLocated in Tonawanda, NY, with access to the Sweet Home School District.
- Local MarketMedian Neighborhood Price: $249,900 (+5.6% YoY)Market Velocity: Increasing • Inventory: Low • Avg DOM: 15 days
- Investment PotentialEstimated Rent: $2,291/moCap Rate: 8.51% • 5-Year Growth: +31.3%
Location & Commute
- Located in Tonawanda, NY, offering a suburban environment.
- Close to local amenities and schools in the Sweet Home School District.
- Public transportation is available, although the transit score is relatively low.
Payment Calculator
$
$
Assumptions & Methodology
- •STR Data: Nightly yields mapped from regional AVM adjusted comps using a conservative median occupancy baseline. Verified via AI context.
- •Cap Rate: Derived mathematically (Market Adjusted Gross Yield minus standard expense, maintenance, and vacancy ratios).
- •Standard Math: Standard principle and interest amortized over 30-year fixed rates. Taxes and insurance are estimations.
Estimated Monthly Payment
$1,808
Principal & Interest
$1,061Operating Expenses/mo
$746Long-Term Rental Impact
Estimated Payment$1,808
-Projected Rental Income-$2,291
Net Payment Out-of-Pocket$0/mo
The conventional US estimated payment calculation is for informational purposes only. Users are free to make their financial decisions based on their personal economic, ethical and religious belief systems.
Financial Performance
Based on 6.5% rate · 20% down · 30-yr fixedInvestment Analysis Locked
Detailed Cash Flow, Cap Rate, and ROI projections are available for Builder+ plans or by using Top-Up Credits.
Upgrade to Unlock Investment DataComparative Market Analysis
Validate the asking price against recent comparable sales in the area. Includes similarity scoring, price adjustments, and exclusion reasoning.
Strategic Assessment
Key Advantages
- •Estimated Cap Rate is above 8% based on current data.
- •Located within the Sweet Home School District.
- •Finished basement and in-ground pool.
- •Homes in the area sell relatively quickly.
Considerations
- •Property needs significant renovation.
- •Only 1.5 bathrooms for a 4-bedroom home.
- •Flash flooding occurred in Tonawanda in April 2025 .
- •Transit score is low.
Due Diligence
- •Verify zoning compliance for potential renovations.
- •Confirm no open permits or violations exist.
10-Year Wealth Outlook
10-Year Wealth Outlook · Pro+
Upgrade to Pro to see how this property builds (or erodes) wealth and why.
Verdict Locked
Analyst Verdict
Based on current list price and market conditions.
STRONG BUY
Use-Case Alignment
living
Medium Match
Short-Term
Low Match
Living+STR
Low Match
rental
High Match
House Hack
Medium Match
flip
High Match
Disclaimer: This report is for informational purposes only and does not constitute financial or real estate advice. Zumintel is not liable for any inaccuracies or the condition of the property. Users should conduct their own due diligence.
Definitions & Methodology
Cap Rate (Capitalization Rate)Net Operating Income (NOI) divided by the property asset value. It indicates the potential rate of return on the real estate investment.
Investment ScoreA proprietary composite score (0-100):
- 80-100: Excellent (Strong Cashflow & Potential)
- 60-79: Good (Stable, Moderate Returns)
- 40-59: Fair (Value Add Required)
- <40: Risky (Negative Cashflow/High Risk)
Walk ScoreA measure of walkability based on the distance to nearby amenities. 90-100 is a "Walker's Paradise".
Transit ScoreEstimates how well a location is served by public transport. Calculated based on distance to nearest stops and frequency.
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