1121 Linwood Ave · Niagara Falls, NY 14305

$99,900

6 bd · 2.0 ba · 1,936 sqft · MultiFamily public records · 54 Days on market

Built 1902 3,900 sqft lot $52/sqft · 34% below area Est $151k · 34% 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 +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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This side-by-side two-unit property offers strong potential for investors and owner-occupants alike. Each unit features both upper and lower living spaces, along with separate basements, providing flexible layouts and added storage. Ideal for a fix-and-flip project, income-producing rental, or live-in investment opportunity. Utilities are separately metered for gas and electricity, enhancing efficiency and tenant convenience. Recent updates include refreshed flooring and modern fixtures, and vinyl windows. The property also features a fully fenced yard, along with inviting front and rear porches that add character and outdoor living space. A detached garage, accessible via the rear alley, p

Key facts

• Vinyl windows
• Separate basements
• Refreshed flooring

Tags

• UPPER AND LOWER LIVING SPACES
• SEPARATE BASEMENTS
• REFRESHED FLOORING
• MODERN FIXTURES
• VINYL WINDOWS
• FULLY FENCED YARD

Property features AI

Finance

• Financial info: Property contains 2 total units with separate gas and electric meters for each unit; Owner pays trash collection and water; Operating expenses may include professional management, trash and water/sewer (per seller information)

Exterior

• Parking: One-car garage plus on-street parking
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Two-story multi-family property; Resale condition; Shingle roof; Wood siding
• Construction: Built (existing); Block foundation
• Exterior features: Fully fenced yard; Rectangular residential lot on a city street

Interior

• Kitchen: Eat-in kitchen in each unit
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: Two full bathrooms total (one full bathroom in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Carpet, laminate, vinyl and varied flooring throughout; Full basement
• Laundry & utility: Washer hookup; Gas water heater

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$151,301) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 7.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Harry F Abate Elementary School (math 16% / reading 32%, grade F, #1,909 of 2,108 statewide, top 91%, 695 students, 82% FRL); Gaskill Preparatory School (math 10% / reading 22%, grade F, #702 of 729 statewide, top 96%, 500 students, 78% FRL); Niagara Falls High School (math 75% / reading 92%, grade A, #409 of 1,100 statewide, top 39%, 2,139 students, 71% FRL).
• Market conditions: 142 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• At $2,463/mo this rent would consume 58% of the median local household income ($51k/yr) (locally 1095% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y 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 $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.47% ✓
• Cap rate: 21.64%
• Cash-on-cash: 54.81%
• DSCR: 3.44
• GRM: 3.4

CMA / ARV

• ARV (median comp): $151,301
• List price: $99,900
• Delta: -33.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Willow Ave	0.29mi	5/2.0 (-1)	2,072 (+7%)	2mo	$140,000	$68	68
1811 Weston Ave	0.46mi	5/3.0 (-1)	1,998 (+3%)	6mo	$140,000	$70	59
1514 Whitney Ave	0.28mi	5/2.0 (-1)	1,824 (-6%)	19mo	$55,000	$30	56
769 19th St	0.65mi	6/2.5	1,920 (-1%)	16mo	$150,000	$78	53
1335 Linwood Ave	0.13mi	5/2.0 (-1)	2,212 (+14%)	15mo	$90,000	$41	52
1635 South Ave	0.38mi	5/2.0 (-1)	2,208 (+14%)	2mo	$85,000	$38	52
2133 North Ave	0.73mi	6/2.0	2,048 (+6%)	9mo	$170,000	$83	48
2225 Whitney Ave	0.68mi	6/2.0	2,200 (+14%)	3mo	$125,000	$57	43
1402 Walnut Ave	0.70mi	6/2.0	2,033 (+5%)	21mo	$135,000	$66	42

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: 53.0%
• Equity multiple: 3.33×
• Total profit: $65,213
• Equity at exit: $14,895

10-year hold

• IRR: 58.3%
• Equity multiple: 6.78×
• Total profit: $161,669
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,463 high
• Mortgage (P&I): −$524
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $1,278

Break-even live

Break-even rent $846

Max offer price $99,900

Occupancy floor 43%

Sensitivity live

Price	-10% $1,334	-5% $1,306	+0% $1,278	+5% $1,249	+10% $1,221
Rent	-10% $1,083	-5% $1,180	+0% $1,278	+5% $1,375	+10% $1,472
Rate	-1.0pp $1,328	-0.5pp $1,303	base $1,278	+0.5pp $1,252	+1.0pp $1,225

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,464
Total (2 units)			$2,463

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $99,900 Active 54 DOM
2. 2026-06-18
   days on market $99,900 Active 51 DOM
3. 2026-06-17
   days on market $99,900 Active 50 DOM
4. 2026-06-16
   days on market $99,900 Active 49 DOM
5. 2026-06-15
   days on market $99,900 Active 48 DOM
6. 2026-06-13
   days on market $99,900 Active 46 DOM
7. 2026-06-13
   days on market $99,900 Active 45 DOM
8. 2026-06-10
   days on market $99,900 Active 43 DOM
9. 2026-06-09
   days on market $99,900 Active 42 DOM
10. 2026-06-08
    days on market $99,900 Active 41 DOM
11. 2026-06-07
    days on market $99,900 Active 40 DOM
12. 2026-06-03
    days on market $99,900 Active 36 DOM
13. 2026-06-02
    days on market $99,900 Active 35 DOM
14. 2026-06-01
    days on market $99,900 Active 34 DOM
15. 2026-05-31
    days on market $99,900 Active 33 DOM
16. 2026-04-28
    listed $99,900 Active 972-char remark
17. 2023-10-13
    historical
18. 2023-07-16
    listed $69,900 Active
19. 2023-02-19
    historical
20. 2023-01-06
    price $69,900
21. 2022-11-19
    listed $74,900 Active
22. 2022-11-17
    historical
23. 2022-08-19
    listed $69,900 Active
24. 2022-08-15
    historical
25. 2022-06-06
    price $89,900
26. 2022-05-17
    listed $99,900 Active
27. 2021-09-24
    soldstatus $50,000 Closed Sale or Rented
28. 2021-08-30
    status Under Contract- Do Not Show
29. 2021-08-16
    price $55,000
30. 2021-07-25
    price $60,000
31. 2021-07-25
    listed $50,000 Active
32. 2018-03-14
    soldstatus $31,000
33. 2018-03-14
    soldstatus $38,500
34. 2016-12-01
    soldstatus $12,500 Closed Sale or Rented
35. 2016-11-17
    soldstatus $12,500
36. 2016-10-17
    status Pending Sale
37. 2016-10-12
    historical
38. 2016-09-13
    listed $12,500 Active
39. 2016-08-24
    historical
40. 2016-08-02
    price $22,800
41. 2016-07-05
    price $22,900
42. 2016-06-28
    listed $24,700 Active
43. 2016-06-03
    historical
44. 2016-05-16
    price $24,700
45. 2016-04-06
    price $24,800
46. 2016-03-02
    listed $24,900 Active
47. 2016-02-29
    historical
48. 2016-02-06
    price $24,900
49. 2016-01-12
    listed $34,900 Active
50. 2014-12-11
    listed $30,000

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,459 · $122/mo
• Expected delta: +$229/yr (+$19/mo · 18.6%)

ⓘ 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 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: $29,556
• − Mortgage interest: −$5,596
• − Property taxes: −$1,231
• − Insurance: −$500
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$2,906
• Taxable income: $14,595
• Est. tax owed @ 24.0%: −$3,503
• After-tax cash flow: $11,830/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

+256.8% since first listed

37 events — show timeline

• 2026-04-28 Listed $99,900 WNYREIS
• 2023-10-13 Listing Removed — WNYREIS
• 2023-07-16 Listed $69,900 WNYREIS
• 2023-02-19 Listing Removed — WNYREIS
• 2023-01-06 Price Changed $69,900 WNYREIS
• 2022-11-19 Listed $74,900 WNYREIS
• 2022-11-17 Listing Removed — WNYREIS
• 2022-08-19 Listed $69,900 WNYREIS
• 2022-08-15 Listing Removed — WNYREIS
• 2022-06-06 Price Changed $89,900 WNYREIS
• 2022-05-17 Listed $99,900 WNYREIS
• 2021-09-24 Sold (MLS) $50,000 WNYREIS
• 2021-08-30 Pending — WNYREIS
• 2021-08-16 Price Changed $55,000 WNYREIS
• 2021-07-25 Price Changed $60,000 WNYREIS
• 2021-07-25 Listed $50,000 WNYREIS
• 2018-03-14 Sold (Public Records) $38,500 Public Records
• 2018-03-14 Sold (Public Records) $31,000 Public Records
• 2016-12-01 Sold (MLS) $12,500 WNYREIS
• 2016-11-17 Sold (Public Records) $12,500 Public Records
• 2016-10-17 Pending — WNYREIS
• 2016-10-12 Listing Removed — WNYREIS
• 2016-09-13 Listed $12,500 WNYREIS
• 2016-08-24 Listing Removed — WNYREIS
• 2016-08-02 Price Changed $22,800 WNYREIS
• 2016-07-05 Price Changed $22,900 WNYREIS
• 2016-06-28 Listed $24,700 WNYREIS
• 2016-06-03 Listing Removed — WNYREIS
• 2016-05-16 Price Changed $24,700 WNYREIS
• 2016-04-06 Price Changed $24,800 WNYREIS
• 2016-03-02 Listed $24,900 WNYREIS
• 2016-02-29 Listing Removed — WNYREIS
• 2016-02-06 Price Changed $24,900 WNYREIS
• 2016-01-12 Listed $34,900 WNYREIS
• 2014-12-11 Listed $30,000 WNYREIS
• 2014-07-16 Listed $38,000 WNYREIS
• 2012-08-28 Sold (Public Records) $28,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,231 · +40.9% YoY. Source: county tax records.