3564 Ferry Ave · Niagara Falls, NY 14301

$104,900

3 bd · 1.0 ba · 1,101 sqft · SingleFamily public records · 8 Days on market

Built 1953 4,365 sqft lot Est $126k · 16% 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 +23.4/30.0
• ARV discount +14.9/15.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• DSCR +7.5/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located East of Hyde Park Blvd. , within walking distance to the park, the golf course, shopping, dining & entertainment. Many updates in This vinyl sided, maintenance free Ranch, located on a fully fenced corner lot. It features a Newer roof, Newer Boiler, Newer Windows, New Carpeting & paint. It has a full dry basement with new glass block windows. Finish this basement for twice the living space. Move in ready and price to sell. Why rent when you can buy for less. Call today!

Key facts

• Circuit breakers
• New bathroom vanity
• Glass block windows

Tags

• WALKING DISTANCE TO HYDE PARK
• FULLY FENCED CORNER LOT
• UPDATED KITCHEN
• NEW BATHROOM VANITY
• GLASS BLOCK WINDOWS
• CIRCUIT BREAKERS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story house; Vinyl siding exterior; Resale property
• Construction: Poured foundation
• Exterior features: Concrete driveway; Corner lot; Near public transit; Rectangular lot (approx. 45 x 97)

Interior

• Kitchen: Kitchen (lower level)
• Bedrooms: Three main-level bedrooms; Additional bedrooms located on lower and first levels as noted in room layout
• Flooring: Vinyl flooring; Varied flooring types in other areas
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating with radiators; Window air conditioning units
• Interior features: Ceiling fan(s); Bedroom on main level; Partial basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (35.5% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $68k (35.5% below list) — sets the bar for cash-flow.

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: Bloneva Bond Primary School (math 2% / reading 17%, grade F, #2,075 of 2,108 statewide, top 99%, 403 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• At $1,353/mo this rent would consume 47% of the median local household income ($35k/yr) (locally 954% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($725 loan paydown + $10k appreciation (10.0% local appreciation)).
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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 $40k; list at $105k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $460/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,645 (35.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.29% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $125,514
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3621 Ely Ave	0.09mi	4/1.0 (+1)	1,080 (-2%)	1mo	$90,000	$83	87
3666 Ely Ave	0.15mi	3/1.0	1,050 (-5%)	4mo	$163,000	$155	82
633 33rd St	0.24mi	3/1.0	1,050 (-5%)	1mo	$145,000	$138	80
3631 Sherwood Ave	0.08mi	4/1.0 (+1)	1,179 (+7%)	2mo	$120,000	$102	78
618 38th St	0.19mi	2/1.0 (-1)	1,008 (-8%)	4mo	$118,000	$117	68
2762 Falls St	0.47mi	2/1.0 (-1)	1,056 (-4%)	3mo	$120,000	$114	64
544 30th St	0.31mi	3/1.0	964 (-12%)	3mo	$62,000	$64	62
302 38th St	0.34mi	2/1.5 (-1)	1,030 (-6%)	5mo	$85,000	$83	62
609 25th St	0.60mi	3/2.0	1,040 (-6%)	2mo	$158,000	$152	58
3028 Welch Ave	0.36mi	3/1.5	942 (-14%)	4mo	$99,000	$105	54
2487 Grand Ave	0.58mi	4/1.5 (+1)	1,188 (+8%)	1mo	$169,900	$143	52
442 26th St	0.55mi	2/1.0 (-1)	1,248 (+13%)	2mo	$130,000	$104	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $47,668
• Equity at exit: $94,502

10-year hold

• IRR: 20.0%
• Equity multiple: 6.86×
• Total profit: $172,256
• Equity at exit: $203,798

Cash invested: $29,372 (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 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 164
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$550
• Tax from tax record: −$282 /mo · $3,382/yr
• Insurance: −$44
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-267

Break-even live

Break-even rent $1,691

Max offer price $67,645

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-237	+0% $-267	+5% $-297	+10% $-326
Rent	-10% $-374	-5% $-321	+0% $-267	+5% $-214	+10% $-160
Rate	-1.0pp $-214	-0.5pp $-240	base $-267	+0.5pp $-294	+1.0pp $-322

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	45d	1	0.13mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	16d	1	0.22mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	0.37mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	12d	1	0.47mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	45d	1	0.63mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	16d	1	0.77mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	3d	1	0.79mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	5d	1	0.85mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	23d	1	1.01mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	1.03mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	45d	1	1.05mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	19d	1	1.11mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	45d	1	1.16mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	25d	1	1.16mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	45d	1	1.20mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	25d	1	1.26mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	5d	1	1.28mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	19d	1	1.34mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	3d	1	1.48mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	3d	1	1.48mi

Listing history 9 events

1. 2026-04-17
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-04-08
   listed $104,900 Active
4. 2015-03-20
   soldstatus $39,900 494-char remark

   Show marketing remark (494 chars)

   Located East of Hyde Park Blvd. , within walking distance to the park, the golf course, shopping, dining & entertainment. Many updates in This vinyl sided, maintenance free Ranch, located on a fully fenced corner lot. It features a Newer roof, Newer Boiler, Newer Windows, New Carpeting & paint. It has a full dry basement with new glass block windows. Finish this basement for twice the living space. Move in ready and price to sell. Why rent when you can buy for less. Call today!

5. 2015-03-19
   soldstatus $750
6. 2015-03-14
   listed $750
7. 2014-01-05
   listed $44,900 494-char remark

   Show marketing remark (494 chars)

   Located East of Hyde Park Blvd. , within walking distance to the park, the golf course, shopping, dining & entertainment. Many updates in This vinyl sided, maintenance free Ranch, located on a fully fenced corner lot. It features a Newer roof, Newer Boiler, Newer Windows, New Carpeting & paint. It has a full dry basement with new glass block windows. Finish this basement for twice the living space. Move in ready and price to sell. Why rent when you can buy for less. Call today!

8. 2013-06-18
   listed $54,900
9. 2012-10-04
   listed $52,500

ⓘ 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: $3,382 · $282/mo
• Projected year-2 tax: $3,382 · $282/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $16,238
• − Mortgage interest: −$5,876
• − Property taxes: −$3,382
• − Insurance: −$6,050
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,052
• Taxable loss: −$4,719
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $-2,072/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): 10,923
• Household income: $34,549
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 954.0

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 0.58)
• Race & ethnicity: White 59% Black 25% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China, Dominican Republic
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▲ 15.41%
• Current HPI: 266.1457
• Rent YoY: ▲ 8.79%
• 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

+99.8% since first listed

9 events — show timeline

• 2026-04-17 Pending — WNYREIS
• 2026-04-14 Contingent — WNYREIS
• 2026-04-08 Listed $104,900 WNYREIS
• 2015-03-20 Sold (MLS) $39,900 WNYREIS
• 2015-03-19 Sold (MLS) $750 WNYREIS
• 2015-03-14 Listed $750 WNYREIS
• 2014-01-05 Listed $44,900 WNYREIS
• 2013-06-18 Listed $54,900 WNYREIS
• 2012-10-04 Listed $52,500 WNYREIS

Property tax history

+6.5%/yr

Latest (2025): $3,382 · +20.0% YoY. Source: county tax records.