1868 Weston Ave · Niagara Falls, NY 14305

$49,900

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 133 Days on market

Built 1920 3,600 sqft lot $50/sqft · 35% below area Est $76k · 35% under ↓ 29% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Special | Value-Add Opportunity in Niagara Falls Attention investors, flippers, and handy homeowners! 1868 Weston Ave offers a prime opportunity to add value in a well-established Niagara Falls neighborhood. This 3-bedroom, 1-bath home is priced to reflect its condition, making it an ideal candidate for a cosmetic renovation or full refresh. The home features a functional layout, generous room sizes, and a private backyard—perfect for adding outdoor appeal after updates. With the right vision and improvements, this property has strong potential as a flip, rental, or long-term investment. Conveniently located near local amenities, schools, and major routes, this is a solid opportunity for buyers looking to build equity through renovation. Cash, rehab, or renovation loans preferred. Bring your contractor and imagination—opportunities like this don’t last.

Key facts

• Private backyard
• 3,600 sq ft lot
• Built 1920

Tags

• PRIVATE BACKYARD
• WELL ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.3% vs local median 7.7% in Niagara Falls — 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 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1920 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.88% ✓
• Cap rate: 25.31%
• Cash-on-cash: 67.93%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (median comp): $76,186
• List price: $49,900
• Delta: -34.50%
• 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
2217 Michigan Ave	0.12mi	2/1.0 (-1)	960 (-3%)	5mo	$40,000	$42	79
1145 Whitney Ave	0.63mi	3/1.5	992 (-0%)	1mo	$105,100	$106	68
2653 Ontario Ave	0.50mi	3/1.0	960 (-3%)	7mo	$162,500	$169	65
2475 La Salle Ave	0.51mi	3/2.0	1,024 (+3%)	6mo	$129,320	$126	62
2951 North Ave	0.66mi	3/1.0	1,030 (+4%)	7mo	$78,000	$76	57
1133 Whitney Ave	0.65mi	3/1.0	1,057 (+6%)	3mo	$76,100	$72	57
2189 Seneca Ave	0.42mi	3/1.5	1,125 (+13%)	2mo	$130,000	$116	55
2595 Jerauld Ave	0.59mi	3/1.0	1,072 (+8%)	6mo	$155,000	$145	54
2486 Willow Ave	0.40mi	3/1.5	1,108 (+12%)	8mo	$136,500	$123	54
2219 Forest Ave	0.53mi	3/1.0	1,116 (+12%)	5mo	$155,000	$139	51
2596 Jerauld Ave	0.61mi	3/1.0	902 (-9%)	8mo	$148,000	$164	50
2540 Jerauld Ave	0.53mi	2/1.5 (-1)	1,108 (+12%)	2mo	$223,000	$201	48

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: 67.3%
• Equity multiple: 4.03×
• Total profit: $42,310
• Equity at exit: $7,440

10-year hold

• IRR: 71.5%
• Equity multiple: 8.29×
• Total profit: $101,795
• Equity at exit: $4,314

Cash invested: $13,972 (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 14305

• Home prices YoY: -10.9%
• Active inventory: 142
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $791

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 40%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	2d	1	0.25mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	2d	1	0.25mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	17d	1	0.31mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	0.40mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	0.55mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	24d	1	0.68mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	17d	1	0.91mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	2d	1	0.96mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	15d	1	1.07mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	44d	1	1.10mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	44d	1	1.10mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	44d	1	1.13mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	11d	1	1.19mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	24d	1	1.19mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	44d	1	1.23mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	44d	1	1.37mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	1.37mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	15d	1	1.45mi

Listing history 10 events

1. 2026-04-10
   price $49,900 895-char remark

   Show marketing remark (895 chars)

   Investor Special | Value-Add Opportunity in Niagara Falls Attention investors, flippers, and handy homeowners! 1868 Weston Ave offers a prime opportunity to add value in a well-established Niagara Falls neighborhood. This 3-bedroom, 1-bath home is priced to reflect its condition, making it an ideal candidate for a cosmetic renovation or full refresh. The home features a functional layout, generous room sizes, and a private backyard—perfect for adding outdoor appeal after updates. With the right vision and improvements, this property has strong potential as a flip, rental, or long-term investment. Conveniently located near local amenities, schools, and major routes, this is a solid opportunity for buyers looking to build equity through renovation. Cash, rehab, or renovation loans preferred. Bring your contractor and imagination—opportunities like this don’t last.

2. 2026-02-07
   price $55,000 895-char remark

   Show marketing remark (895 chars)

   Investor Special | Value-Add Opportunity in Niagara Falls Attention investors, flippers, and handy homeowners! 1868 Weston Ave offers a prime opportunity to add value in a well-established Niagara Falls neighborhood. This 3-bedroom, 1-bath home is priced to reflect its condition, making it an ideal candidate for a cosmetic renovation or full refresh. The home features a functional layout, generous room sizes, and a private backyard—perfect for adding outdoor appeal after updates. With the right vision and improvements, this property has strong potential as a flip, rental, or long-term investment. Conveniently located near local amenities, schools, and major routes, this is a solid opportunity for buyers looking to build equity through renovation. Cash, rehab, or renovation loans preferred. Bring your contractor and imagination—opportunities like this don’t last.

3. 2026-01-14
   listed $65,000 Active 895-char remark

   Show marketing remark (895 chars)

   Investor Special | Value-Add Opportunity in Niagara Falls Attention investors, flippers, and handy homeowners! 1868 Weston Ave offers a prime opportunity to add value in a well-established Niagara Falls neighborhood. This 3-bedroom, 1-bath home is priced to reflect its condition, making it an ideal candidate for a cosmetic renovation or full refresh. The home features a functional layout, generous room sizes, and a private backyard—perfect for adding outdoor appeal after updates. With the right vision and improvements, this property has strong potential as a flip, rental, or long-term investment. Conveniently located near local amenities, schools, and major routes, this is a solid opportunity for buyers looking to build equity through renovation. Cash, rehab, or renovation loans preferred. Bring your contractor and imagination—opportunities like this don’t last.

4. 2025-12-09
   historical
5. 2025-07-16
   price $90,000
6. 2025-04-12
   listed $70,000 Active
7. 2025-03-22
   historical
8. 2025-02-24
   historical $1,400
9. 2025-02-09
   listed $1,400
10. 2024-09-22
    listed $70,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 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: $17,252
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$1,452
• Taxable income: $9,247
• Est. tax owed @ 24.0%: −$2,219
• After-tax cash flow: $7,272/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): 16,696
• Household income: $51,004
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1095.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 13% Hispanic / Latino 8% Asian 1% Native American 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -43.08%
• Current HPI: 350.8741
• 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

-28.7% since first listed

10 events — show timeline

• 2026-04-10 Price Changed $49,900 WNYREIS
• 2026-02-07 Price Changed $55,000 WNYREIS
• 2026-01-14 Listed $65,000 WNYREIS
• 2025-12-09 Listing Removed — WNYREIS
• 2025-07-16 Price Changed $90,000 WNYREIS
• 2025-04-12 Listed $70,000 WNYREIS
• 2025-03-22 Listing Removed — WNYREIS
• 2025-02-24 Rental Removed $1,400 BUILDIUM
• 2025-02-09 Listed for Rent $1,400 BUILDIUM
• 2024-09-22 Listed $70,000 WNYREIS

Property tax history

+7.7%/yr

Latest (2025): $2,674 · +4.7% YoY. Source: county tax records.