2205 La Salle Ave · Niagara Falls, NY 14301

$99,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 19 Days on market

Built 1919 3,780 sqft lot Est $110k · 9% 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 +21.6/30.0
• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• DSCR +6.9/10.0
• 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

VR Pricing. Seller will consider offers between $10,000 and $30,000. Home offers entry foyer, formal living room, formal dining room, eat in kitchen, 3 spacious bedrooms and hallway, full bath, walk up attic, full basement, hardwood floors, fully fenced yard, 2.0 car garage, covered front porch, updates include roof '06, siding '08, furnace '07, garage roof '05, blown in insulation '08, updated electric service '13. Ready for its new owner.

Key facts

• New furnace
• New kitchen
• New tiled bathroom

Tags

• NEW KITCHEN
• NEW TILED BATHROOM
• MAINTENANCE-FREE VINYL SIDING
• NEW FURNACE
• NEW HOT WATER TANK
• UPDATED ELECTRICAL SERVICE

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing building; Vinyl siding exterior; Block foundation; Resale condition
• Construction: Built as existing structure; Vinyl siding construction; Block foundation
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (30 x 126 feet)

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Other interior features (see remarks)
• Laundry & utility: Has basement (full)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,307/mo this rent would consume 45% 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 ($691 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.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 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 $47k; list at $100k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.31% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $110,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2219 Forest Ave	0.14mi	3/1.0	1,116 (+7%)	5mo	$155,000	$139	77
609 25th St	0.46mi	3/2.0	1,040 (0%)	2mo	$158,000	$152	73
1812 Pierce Ave	0.23mi	3/1.0	1,152 (+11%)	0mo	$65,000	$56	71
1133 Whitney Ave	0.64mi	3/1.0	1,057 (+2%)	3mo	$76,100	$72	65
633 33rd St	0.75mi	3/1.0	1,050 (+1%)	1mo	$145,000	$138	63
1512 Willow Ave	0.44mi	3/1.0	1,148 (+10%)	0mo	$39,300	$34	62
1145 Whitney Ave	0.62mi	3/1.5	992 (-5%)	1mo	$105,100	$106	61
422 21st St	0.73mi	3/1.0	992 (-5%)	5mo	$136,000	$137	54
724 17th St	0.40mi	3/1.5	1,179 (+13%)	4mo	$70,000	$59	54
544 30th St	0.68mi	3/1.0	964 (-7%)	3mo	$62,000	$64	54
627 13th St	0.67mi	3/1.5	1,120 (+8%)	4mo	$110,000	$98	50
2487 Grand Ave	0.39mi	4/1.5 (+1)	1,188 (+14%)	1mo	$169,900	$143	50

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: 31.6%
• Equity multiple: 3.54×
• Total profit: $71,161
• Equity at exit: $89,998

10-year hold

• IRR: 29.3%
• Equity multiple: 8.84×
• Total profit: $219,296
• Equity at exit: $194,084

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 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 164
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$524
• Tax from tax record: −$314 /mo · $3,770/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $152

Break-even live

Break-even rent $1,114

Max offer price $99,900

Occupancy floor 83%

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: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	43d	1	0.18mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	0.24mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	0.29mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	0.29mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	3d	1	0.44mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	0.47mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	17d	1	0.48mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	1d	1	0.60mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	1d	1	0.60mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	17d	1	0.68mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	14d	1	0.72mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	43d	1	0.77mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	0.79mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	0.80mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	10d	1	0.86mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	43d	1	0.89mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	43d	1	0.97mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	1d	1	1.04mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	23d	1	1.04mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	1.05mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	1.06mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	43d	1	1.09mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	14d	1	1.17mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	1d	1	1.24mi

Listing history 17 events

1. 2026-06-18
   days on market $99,900 Active 19 DOM
2. 2026-06-17
   days on market $99,900 Active 18 DOM
3. 2026-06-16
   days on market $99,900 Active 17 DOM
4. 2026-06-15
   remarks 694-char remark
5. 2026-06-15
   days on market $99,900 Active 16 DOM
6. 2026-06-07
   days on market $99,900 Active 17 DOM
7. 2026-06-03
   days on market $99,900 Active 13 DOM
8. 2026-06-02
   days on market $99,900 Active 12 DOM
9. 2026-06-01
   days on market $99,900 Active 11 DOM
10. 2026-05-31
    days on market $99,900 Active 10 DOM
11. 2026-05-21
    listed $99,900 Active
12. 2020-05-11
    soldstatus $47,000
13. 2019-05-30
    soldstatus $67,000
14. 2013-12-05
    soldstatus $18,500 446-char remark

    Show marketing remark (446 chars)

    VR Pricing. Seller will consider offers between $10,000 and $30,000. Home offers entry foyer, formal living room, formal dining room, eat in kitchen, 3 spacious bedrooms and hallway, full bath, walk up attic, full basement, hardwood floors, fully fenced yard, 2.0 car garage, covered front porch, updates include roof '06, siding '08, furnace '07, garage roof '05, blown in insulation '08, updated electric service '13. Ready for its new owner.

15. 2013-10-10
    listed $30,000 446-char remark

    Show marketing remark (446 chars)

    VR Pricing. Seller will consider offers between $10,000 and $30,000. Home offers entry foyer, formal living room, formal dining room, eat in kitchen, 3 spacious bedrooms and hallway, full bath, walk up attic, full basement, hardwood floors, fully fenced yard, 2.0 car garage, covered front porch, updates include roof '06, siding '08, furnace '07, garage roof '05, blown in insulation '08, updated electric service '13. Ready for its new owner.

16. 2013-04-09
    listed $34,500
17. 2012-10-02
    listed $39,900

ⓘ 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: $3,770 · $314/mo
• Projected year-2 tax: $3,770 · $314/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 · 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: $15,678
• − Mortgage interest: −$5,596
• − Property taxes: −$3,770
• − Insurance: −$500
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$2,906
• Taxable income: $398
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $1,734/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

+150.4% since first listed

7 events — show timeline

• 2026-05-21 Listed $99,900 WNYREIS
• 2020-05-11 Sold (Public Records) $47,000 Public Records
• 2019-05-30 Sold (Public Records) $67,000 Public Records
• 2013-12-05 Sold (MLS) $18,500 WNYREIS
• 2013-10-10 Listed $30,000 WNYREIS
• 2013-04-09 Listed $34,500 WNYREIS
• 2012-10-02 Listed $39,900 WNYREIS

Property tax history

+7.5%/yr

Latest (2025): $3,770 · -2.7% YoY. Source: county tax records.