333 73rd St · Niagara Falls, NY 14304

$97,900

3 bd · 1.0 ba · 764 sqft · SingleFamily public records · 73 Days on market

Built 1920 4,690 sqft lot $128/sqft · 35% below area Est $150k · 35% 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).

• Cash flow +22.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautiful updated ready to move single family home with 3 bedroom and 1 bathroom property along with 1 bonus room in Air Bnb Zone of Niagarafalls. It’s close to Niagarafalls River on a walking distance. The entire property was remodeled, renovated few years back. The front and rear porch roof was fixed last year. There is shed at the back of house. The place is very calm and quiet. The location and exquisite interiors design make you feel at home with comfort, peace and tranquility. It’s a good investment too. The home is accessible to all amenities and facilities within 5 minutes driving distance of all aminities and 5 minutes drive to access to all major highways and state ways. Offer will be reviewed as they come. Please put your highest and best offer.

Key facts

• Shed at back
• Bonus room
• Fixed porch roof

Tags

• UPDATED SINGLE FAMILY HOME
• BONUS ROOM
• AIR BNB ZONE
• REMODELED PROPERTY
• FIXED PORCH ROOF
• SHED AT BACK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#956 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Niagara Falls City School District (urban): math 26% / reading 34% proficiency, ranked #578 of 590 in NY (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 142 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $677 of loan paydown is wiped out by about $3k 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 73 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $28k; list at $98k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,026 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 6.7

CMA / ARV

• ARV (median comp): $149,826
• List price: $97,900
• Delta: -34.66%
• 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
445 75th St	0.26mi	2/1.0 (-1)	756 (-1%)	9mo	$165,000	$218	73
142 72nd St	0.24mi	2/1.0 (-1)	748 (-2%)	12mo	$79,000	$106	70
172 80th St	0.41mi	2/1.0 (-1)	776 (+2%)	7mo	$135,000	$174	67
238 71st St	0.17mi	2/1.0 (-1)	842 (+10%)	6mo	$150,000	$178	65
504 74th St	0.34mi	3/1.0	680 (-11%)	3mo	$140,000	$206	63
7813 Edison Ave	0.32mi	2/1.0 (-1)	832 (+9%)	3mo	$117,000	$141	63
564 75th St	0.45mi	2/1.0 (-1)	792 (+4%)	7mo	$148,000	$187	62
509 75th St	0.36mi	2/1.0 (-1)	836 (+9%)	6mo	$127,150	$152	57
8106 Lindbergh Ave	0.57mi	2/1.0 (-1)	720 (-6%)	5mo	$107,900	$150	54
665 76th St	0.63mi	2/1.0 (-1)	792 (+4%)	9mo	$129,900	$164	52
539 72nd St	0.42mi	2/1.0 (-1)	819 (+7%)	14mo	$153,000	$187	51
440 77th St	0.28mi	2/1.0 (-1)	658 (-14%)	16mo	$100,000	$152	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-5,800
• Equity at exit: $14,597

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $8,190
• Equity at exit: $8,465

Cash invested: $27,412 (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 14304

• Active inventory: 142
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$513
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $156

Break-even live

Break-even rent $1,028

Max offer price $97,900

Occupancy floor 82%

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7328 Buffalo Ave Unit 3 Niagara Falls, NY	2.0	1.0	800	$990	$1.24	44d	1	0.28mi
8405 Buffalo Ave Niagara Falls, NY	2.0	1.0	706	$850	$1.20	12d	1	0.65mi
730 66th St Niagara Falls, NY	2.0	1.0	748	$963	$1.29	2d	1	0.80mi
51 S 86th St Unit 11B Niagara Falls, NY	2.0	1.0	720	$1,100	$1.53	3d	1	0.85mi
8833 Pear Ave Niagara Falls, NY	2.0	1.0	1096	$1,700	$1.55	2d	1	1.14mi

Listing history 26 events

1. 2026-06-18
   days on market $97,900 Active 73 DOM
2. 2026-06-17
   days on market $97,900 Active 72 DOM
3. 2026-06-16
   days on market $97,900 Active 71 DOM
4. 2026-06-15
   days on market $97,900 Active 70 DOM
5. 2026-06-13
   days on market $97,900 Active 68 DOM
6. 2026-06-13
   days on market $97,900 Active 67 DOM
7. 2026-06-10
   days on market $97,900 Active 65 DOM
8. 2026-06-09
   days on market $97,900 Active 64 DOM
9. 2026-06-08
   days on market $97,900 Active 63 DOM
10. 2026-06-07
    days on market $97,900 Active 62 DOM
11. 2026-06-03
    days on market $97,900 Active 58 DOM
12. 2026-06-02
    days on market $97,900 Active 57 DOM
13. 2026-06-01
    days on market $97,900 Active 56 DOM
14. 2026-05-31
    days on market $97,900 Active 55 DOM
15. 2026-05-04
    price $97,900 792-char remark

    Show marketing remark (792 chars)

    Discover this beautiful updated ready to move single family home with 3 bedroom and 1 bathroom property along with 1 bonus room in Air Bnb Zone of Niagarafalls. It’s close to Niagarafalls River on a walking distance. The entire property was remodeled, renovated few years back. The front and rear porch roof was fixed last year. There is shed at the back of house. The place is very calm and quiet. The location and exquisite interiors design make you feel at home with comfort, peace and tranquility. It’s a good investment too. The home is accessible to all amenities and facilities within 5 minutes driving distance of all aminities and 5 minutes drive to access to all major highways and state ways. Offer will be reviewed as they come. Please put your highest and best offer.

16. 2026-04-06
    listed $98,900 Active 792-char remark

    Show marketing remark (792 chars)

    Discover this beautiful updated ready to move single family home with 3 bedroom and 1 bathroom property along with 1 bonus room in Air Bnb Zone of Niagarafalls. It’s close to Niagarafalls River on a walking distance. The entire property was remodeled, renovated few years back. The front and rear porch roof was fixed last year. There is shed at the back of house. The place is very calm and quiet. The location and exquisite interiors design make you feel at home with comfort, peace and tranquility. It’s a good investment too. The home is accessible to all amenities and facilities within 5 minutes driving distance of all aminities and 5 minutes drive to access to all major highways and state ways. Offer will be reviewed as they come. Please put your highest and best offer.

17. 2025-09-25
    historical
18. 2025-06-25
    listed $119,000 Active
19. 2017-11-27
    soldstatus $28,500 Closed Sale or Rented
20. 2017-08-26
    status Under Contract- Do Not Show
21. 2017-08-24
    price $26,000
22. 2017-08-10
    price $34,000
23. 2017-08-10
    price $30,000
24. 2017-07-24
    price $36,000
25. 2017-06-27
    price $39,500
26. 2017-05-12
    listed $40,000 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: $3,092 · $258/mo
• Projected year-2 tax: $3,092 · $258/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 ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,708
• − Mortgage interest: −$5,484
• − Property taxes: −$3,092
• − Insurance: −$490
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,848
• Taxable income: $441
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $1,771/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: Niagara Falls City School District
• NCES district ID: 3620820
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 34% ▲ 3.00%
• Median HH income: $32,488
• Composite: 24.5/100
• National rank: #7655
• State rank: #578 of 590 in NY

Livability — Niagara Falls

• Score: 60/100
• State rank: #956
• US rank: #18749

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niagara Falls, NY
• County: Niagara County · 157,377 people
• City population: 62,983
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,208
• Household income: $66,660
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 698.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -231.77%
• Current HPI: 280.3295
• Rent YoY: —
• 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

+144.8% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $97,900 WNYREIS
• 2026-04-06 Listed $98,900 WNYREIS
• 2025-09-25 Listing Removed — WNYREIS
• 2025-06-25 Listed $119,000 WNYREIS
• 2017-11-27 Sold (MLS) $28,500 WNYREIS
• 2017-08-26 Pending — WNYREIS
• 2017-08-24 Price Changed $26,000 WNYREIS
• 2017-08-10 Price Changed $34,000 WNYREIS
• 2017-08-10 Price Changed $30,000 WNYREIS
• 2017-07-24 Price Changed $36,000 WNYREIS
• 2017-06-27 Price Changed $39,500 WNYREIS
• 2017-05-12 Listed $40,000 WNYREIS

Property tax history

+22.5%/yr

Latest (2025): $3,092 · +29.5% YoY. Source: county tax records.