1239 N Military Rd · Niagara Falls, NY 14304

$170,000

4 bd · 3.0 ba · 1,642 sqft · SingleFamily public records · 125 Days on market

Built 1941 8,325 sqft lot $104/sqft · 22% below area Est $218k · 22% 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +4.7/10.0
• 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

Rare find offering exceptional versatility and space! The first floor features a spacious primary bedroom with direct access to the yard and sunroom—perfect as a private retreat or easily converted into an expansive additional living area. You’ll also find two additional bedrooms, two full bathrooms, living room, and a cozy eat-in kitchen. The second floor offers even more flexibility with a fourth bedroom, full bath, and a bonus room ready for your home office, studio, or creative space. A large basement provides ample storage along with a dedicated laundry area. Dual-zone heating adds comfort and efficiency, with forced air on the main level and boiler heat upstairs. Step outside to enjoy the expansive backyard and a one-car garage ideal for parking, storage, or workshop. Conveniently located near major routes, shopping, and dining, this unique property offers space, flexibility, and endless potential. Don’t miss this opportunity to make it yours!

Key facts

• Sunroom
• Cozy eat-in kitchen
• Primary bedroom

Tags

• PRIMARY BEDROOM
• DIRECT ACCESS TO YARD
• SUNROOM
• TWO FULL BATHROOMS
• COZY EAT-IN KITCHEN
• FOURTH BEDROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $65 ($782/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% 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; 1 comparable units currently listed for rent nearby; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 125 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 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 $85k; list at $170k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.11% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 7.5

CMA / ARV

• ARV (median comp): $217,934
• List price: $170,000
• Delta: -21.99%
• 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
1104 Cayuga Dr	0.20mi	4/1.5	1,617 (-2%)	10mo	$260,000	$161	74
715 82nd St	0.23mi	4/1.0	1,620 (-1%)	9mo	$250,000	$154	72
8739 Tuscarora Rd	0.17mi	3/2.0 (-1)	1,704 (+4%)	8mo	$245,000	$144	70
1226 87th St	0.10mi	3/1.5 (-1)	1,480 (-10%)	5mo	$197,000	$133	64
817 87th St	0.49mi	4/2.0	1,520 (-7%)	8mo	$220,000	$145	55
919 88th St	0.40mi	4/2.0	1,504 (-8%)	11mo	$215,000	$143	55
2010 Juron Dr	0.69mi	3/1.5 (-1)	1,612 (-2%)	2mo	$295,965	$184	52
628 82nd St	0.32mi	3/1.5 (-1)	1,480 (-10%)	8mo	$219,000	$148	51
647 74th St	0.67mi	4/2.0	1,560 (-5%)	6mo	$204,500	$131	51
8732 Pershing Ave	0.51mi	4/3.0	1,876 (+14%)	6mo	$289,000	$154	48
1847 Tuscarora Rd	0.55mi	5/2.0 (+1)	1,800 (+10%)	9mo	$250,000	$139	42
9411 Niemel Dr	0.67mi	3/1.5 (-1)	1,525 (-7%)	6mo	$225,000	$148	41

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-23,220
• Equity at exit: $25,348

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-14,150
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,880 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$458 /mo · $5,496/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $65

Break-even live

Break-even rent $1,798

Max offer price $170,000

Occupancy floor 92%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8520 Munson Ave Niagara Falls, NY	3.0	1.0	1216	$2,200	$1.81	17d	1	0.57mi

Listing history 31 events

1. 2026-06-18
   days on market $170,000 Active 125 DOM
2. 2026-06-17
   days on market $170,000 Active 124 DOM
3. 2026-06-16
   days on market $170,000 Active 123 DOM
4. 2026-06-15
   days on market $170,000 Active 122 DOM
5. 2026-06-13
   days on market $170,000 Active 120 DOM
6. 2026-06-13
   days on market $170,000 Active 119 DOM
7. 2026-06-10
   days on market $170,000 Active 117 DOM
8. 2026-06-09
   days on market $170,000 Active 116 DOM
9. 2026-06-08
   days on market $170,000 Active 115 DOM
10. 2026-06-07
    days on market $170,000 Active 114 DOM
11. 2026-06-03
    days on market $170,000 Active 110 DOM
12. 2026-06-02
    days on market $170,000 Active 109 DOM
13. 2026-06-01
    days on market $170,000 Active 108 DOM
14. 2026-05-31
    days on market $170,000 Active 107 DOM
15. 2026-02-13
    listed $175,000 Active 981-char remark

    Show marketing remark (981 chars)

    Rare find offering exceptional versatility and space! The first floor features a spacious primary bedroom with direct access to the yard and sunroom—perfect as a private retreat or easily converted into an expansive additional living area. You’ll also find two additional bedrooms, two full bathrooms, living room, and a cozy eat-in kitchen. The second floor offers even more flexibility with a fourth bedroom, full bath, and a bonus room ready for your home office, studio, or creative space. A large basement provides ample storage along with a dedicated laundry area. Dual-zone heating adds comfort and efficiency, with forced air on the main level and boiler heat upstairs. Step outside to enjoy the expansive backyard and a one-car garage ideal for parking, storage, or workshop. Conveniently located near major routes, shopping, and dining, this unique property offers space, flexibility, and endless potential. Don’t miss this opportunity to make it yours!

16. 2020-06-03
    soldstatus $85,000 Closed Sale or Rented 126-char remark

    Show marketing remark (126 chars)

    Cape Cod off Niagara Falls Blvd. 4 bedrooms 3 full Baths hardwood floors eat in Kitchen circuit breakers detached 1 car garage

17. 2020-05-28
    soldstatus $85,000
18. 2020-04-13
    status Pending Sale 126-char remark

    Show marketing remark (126 chars)

    Cape Cod off Niagara Falls Blvd. 4 bedrooms 3 full Baths hardwood floors eat in Kitchen circuit breakers detached 1 car garage

19. 2020-03-15
    status Under Contract- Do Not Show 126-char remark

    Show marketing remark (126 chars)

    Cape Cod off Niagara Falls Blvd. 4 bedrooms 3 full Baths hardwood floors eat in Kitchen circuit breakers detached 1 car garage

20. 2020-03-02
    status Active 126-char remark

    Show marketing remark (126 chars)

    Cape Cod off Niagara Falls Blvd. 4 bedrooms 3 full Baths hardwood floors eat in Kitchen circuit breakers detached 1 car garage

21. 2020-02-26
    status Under Contract- Do Not Show 126-char remark

    Show marketing remark (126 chars)

    Cape Cod off Niagara Falls Blvd. 4 bedrooms 3 full Baths hardwood floors eat in Kitchen circuit breakers detached 1 car garage

22. 2020-02-24
    status Active 126-char remark

    Show marketing remark (126 chars)

    Cape Cod off Niagara Falls Blvd. 4 bedrooms 3 full Baths hardwood floors eat in Kitchen circuit breakers detached 1 car garage

23. 2020-02-17
    status Under Contract- Do Not Show 126-char remark

    Show marketing remark (126 chars)

    Cape Cod off Niagara Falls Blvd. 4 bedrooms 3 full Baths hardwood floors eat in Kitchen circuit breakers detached 1 car garage

24. 2020-02-10
    listed $84,900 Active 126-char remark

    Show marketing remark (126 chars)

    Cape Cod off Niagara Falls Blvd. 4 bedrooms 3 full Baths hardwood floors eat in Kitchen circuit breakers detached 1 car garage

25. 2016-08-15
    soldstatus $60,140 Closed Sale or Rented
26. 2016-08-10
    soldstatus $62,000
27. 2016-06-09
    historical Under Contract- Do Not Show
28. 2016-06-02
    price $60,000
29. 2016-04-19
    price $69,900
30. 2016-03-09
    price $79,900
31. 2016-02-11
    listed $88,900 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: $5,496 · $458/mo
• Projected year-2 tax: $5,496 · $458/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: $22,564
• − Mortgage interest: −$9,523
• − Property taxes: −$5,496
• − Insurance: −$850
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$4,945
• Taxable loss: −$1,860
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $1,228/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

+96.9% since first listed

17 events — show timeline

• 2026-02-13 Listed $175,000 WNYREIS
• 2020-06-03 Sold (MLS) $85,000 WNYREIS
• 2020-05-28 Sold (Public Records) $85,000 Public Records
• 2020-04-13 Pending — WNYREIS
• 2020-03-15 Pending — WNYREIS
• 2020-03-02 Relisted — WNYREIS
• 2020-02-26 Pending — WNYREIS
• 2020-02-24 Relisted — WNYREIS
• 2020-02-17 Pending — WNYREIS
• 2020-02-10 Listed $84,900 WNYREIS
• 2016-08-15 Sold (MLS) $60,140 WNYREIS
• 2016-08-10 Sold (Public Records) $62,000 Public Records
• 2016-06-09 Contingent — WNYREIS
• 2016-06-02 Price Changed $60,000 WNYREIS
• 2016-04-19 Price Changed $69,900 WNYREIS
• 2016-03-09 Price Changed $79,900 WNYREIS
• 2016-02-11 Listed $88,900 WNYREIS

Property tax history

+19.8%/yr

Latest (2025): $5,496 · +18.4% YoY. Source: county tax records.