563 Tronolone Pl · Niagara Falls, NY 14301

$89,900

6 bd · 2.0 ba · 2,080 sqft · MultiFamily public records · 92 Days on market

Built 1906 Fair condition 4,224 sqft lot $43/sqft · 46% below area Est $167k · 46% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Rent growth +4.7/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to 563 Tronolone Pl situated opportunistically in Niagara Falls. This unique 2 unit (with a possible 3rd) has 2 beds and 1 bath in each dwelling and 4 off-street parking spaces offers potential income from multiple avenues of revenue. 1. It is located within the borders of the AirBnB zone of Niagara Falls, allowing you to have short term rentals with weekend travelers looking to go to Niagara Falls (1.4 miles away), Seneca Niagara Casino (1.3 Miles away), the Rainbow Bridge border (2.4 Miles away), and even downtown Lewiston (7 miles away). 2.

Key facts

• Airbnb zone
• Short term rentals
• 3rd floor

Tags

• AIRBNB ZONE
• SHORT TERM RENTALS
• PUBLIC TRANSIT NEARBY
• 3RD FLOOR
• POTENTIAL INCOME

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $534/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 8.1% 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: 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); 204 active listings in the ZIP; lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $90k implies a 619% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 2.56% ✓
• Cap rate: 20.56%
• Cash-on-cash: 50.96%
• DSCR: 3.27
• GRM: 3.3

CMA / ARV

• ARV (median comp): $167,131
• List price: $89,900
• Delta: -46.21%
• 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
1126 Ferry Ave	0.20mi	5/2.0 (-1)	2,028 (-2%)	1mo	$122,000	$60	81
451 12th St	0.22mi	6/2.0	2,244 (+8%)	0mo	$70,000	$31	76
531 16th St	0.13mi	5/3.0 (-1)	2,199 (+6%)	0mo	$177,000	$80	75
2219 Walnut Ave	0.49mi	6/3.0	2,023 (-3%)	6mo	$62,500	$31	64
541 20th St	0.37mi	5/2.0 (-1)	1,917 (-8%)	2mo	$112,000	$58	62
2460 Grand Ave	0.72mi	6/2.0	2,162 (+4%)	2mo	$175,000	$81	58
2225 Whitney Ave	0.71mi	6/2.0	2,200 (+6%)	5mo	$125,000	$57	53
2233 Welch Ave	0.64mi	5/3.0 (-1)	2,189 (+5%)	0mo	$141,780	$65	52
564 26th St	0.70mi	5/2.0 (-1)	1,956 (-6%)	1mo	$152,000	$78	52
2247 Grand Ave	0.57mi	5/2.0 (-1)	1,858 (-11%)	0mo	$169,000	$91	51
1145 Willow Ave	0.66mi	6/2.0	2,304 (+11%)	4mo	$53,300	$23	48
2449 Grand Ave	0.69mi	5/2.0 (-1)	1,918 (-8%)	6mo	$135,000	$70	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: 68.6%
• Equity multiple: 6.14×
• Total profit: $129,330
• Equity at exit: $80,989

10-year hold

• IRR: 64.4%
• Equity multiple: 15.21×
• Total profit: $357,695
• Equity at exit: $174,656

Cash invested: $25,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 14 under contract
• Months of supply: 9.4 mo (11%/mo absorbed)
• Median asking: $149,999 ($66/sqft)
• Median days on market: 54 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +22.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 204
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$471
• Tax from tax record: −$241 /mo · $2,898/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $1,069

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,302
Total (2 units)			$2,303

Break-even live

Break-even rent $950

Max offer price $89,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,120	-5% $1,094	+0% $1,069	+5% $1,044	+10% $1,018
Rent	-10% $887	-5% $978	+0% $1,069	+5% $1,160	+10% $1,251
Rate	-1.0pp $1,114	-0.5pp $1,092	base $1,069	+0.5pp $1,046	+1.0pp $1,022

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$900	$1.20	35d	1	0.09mi
1192 Haeberle Ave Niagara Falls, NY	2.0	1.0	920	$1,300	$1.41	35d	1	0.21mi
456 12th St Unit 3 Niagara Falls, NY	2.0	1.0	—	$800	—	72d	1	0.23mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	93d	1	0.24mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	72d	1	0.25mi
1224 Niagara St Unit 2 Niagara Falls, NY	3.0	1.0	—	$900	—	35d	1	0.28mi
562 19th St Niagara Falls, NY	3.0	1.5	1200	$1,395	$1.16	19d	1	0.30mi
547 19th St Niagara Falls, NY	1.0	1.0	4783	$900	$0.19	51d	1	0.32mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	52d	1	0.33mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	93d	1	0.35mi
512 20th St Unit 5 Niagara Falls, NY	2.0	1.0	—	$850	—	93d	1	0.36mi
1361 Ashland Ave Unit 1F Niagara Falls, NY	1.0	1.0	3168	$950	$0.30	72d	1	0.41mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	72d	1	0.42mi
1761 Welch Ave Unit Upper Niagara Falls, NY	2.0	1.0	988	$1,000	$1.01	19d	1	0.43mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	70d	1	0.43mi
1793 Welch Ave Unit Upper Niagara Falls, NY	2.0	1.0	802	$1,000	$1.25	47d	1	0.46mi
1533 La Salle Ave Unit Lower Niagara Falls, NY	2.0	1.0	748	$1,100	$1.47	32d	1	0.48mi
700 Pine Ave Unit 1 Niagara Falls, NY	3.0	1.0	1275	$1,395	$1.09	11d	1	0.48mi
700 Pine Ave Unit 1 Niagara Falls, NY	1.0	1.0	1075	$1,075	$1.00	61d	1	0.48mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	93d	1	0.49mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	72d	1	0.49mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	17d	1	0.49mi
1935 Niagara St Unit Upper Niagara Falls, NY	3.0	1.0	2685	$1,200	$0.45	63d	1	0.50mi
616 Niagara St Niagara Falls, NY	1.0	1.0	750	$1,288	$1.72	11d	1	0.56mi
510 6th St Unit 3 Niagara Falls, NY	1.0	1.0	950	$900	$0.95	93d	1	0.56mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	63d	1	0.57mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	93d	1	0.62mi
2405 Grand Ave Unit Upper Niagara Falls, NY	2.0	1.0	770	$800	$1.04	32d	1	0.62mi
455 24th St Unit 2 Niagara Falls, NY	2.0	1.0	850	$1,200	$1.41	35d	1	0.65mi
487 25th St Niagara Falls, NY	2.0	1.0	—	$975	—	19d	1	0.71mi
2509 Ferry Ave Unit 2 Niagara Falls, NY	1.0	1.0	—	$750	—	52d	1	0.71mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	93d	1	0.72mi
463 3rd St Unit 6 Niagara Falls, NY	1.0	1.0	600	$1,250	$2.08	93d	1	0.73mi
463 3rd St Unit 5 Niagara Falls, NY	1.0	1.0	600	$2,000	$3.33	72d	1	0.73mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	52d	1	0.75mi
530 Main St Unit 14 Niagara Falls, NY	1.0	1.0	650	$1,050	$1.62	72d	1	0.75mi
460 3rd St Niagara Falls, NY	1.0	1.0	587	$1,005	$1.71	11d	1	0.78mi
456 27th St Niagara Falls, NY	3.0	1.0	1058	$1,500	$1.42	25d	1	0.80mi
714 Buffalo Ave Apt 5 Niagara Falls, NY	1.0	1.0	528	$850	$1.61	52d	1	0.82mi
714 Buffalo Ave Unit 4 Niagara Falls, NY	1.0	1.0	1000	$1,000	$1.00	93d	1	0.82mi

Property features AI

Finance

• Other: Two total units in the buildingSeparate gas and electric meters for each unit
• Financial info: Operating expenses include water/sewerTenants pay all utilities
• HOA & community: Trails/paths in the community

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Electricity connected (circuit breakers)Public water connectedSewer connected
• Home design: 3 storiesExisting/resale property
• Construction: Composite sidingCopper plumbingArchitectural shingle roofStone foundation
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Kitchen: Each unit includes an eat-in kitchen
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: CarpetHardwoodTile
• Bathrooms: Two full bathrooms total (each unit has 1 full bathroom)
• Heating & cooling: Gas heating with forced air
• Interior features: Full basementVaried flooring including carpet, hardwood and tile
• Laundry & utility: Washer hookupGas water heater

Listing history 50 events

1. 2026-08-08
   days on market $89,900 Active 92 DOM
2. 2026-08-07
   days on market $89,900 Active 91 DOM
3. 2026-08-06
   days on market $89,900 Active 90 DOM
4. 2026-08-05
   days on market $89,900 Active 89 DOM
5. 2026-08-04
   days on market $89,900 Active 88 DOM
6. 2026-08-03
   days on market $89,900 Active 87 DOM
7. 2026-07-31
   days on market $89,900 Active 84 DOM
8. 2026-07-30
   days on market $89,900 Active 83 DOM
9. 2026-07-30
   days on market $89,900 Active 82 DOM
10. 2026-07-28
    days on market $89,900 Active 81 DOM
11. 2026-07-26
    days on market $89,900 Active 79 DOM
12. 2026-07-24
    days on market $89,900 Active 77 DOM
13. 2026-07-23
    days on market $89,900 Active 76 DOM
14. 2026-07-22
    days on market $89,900 Active 75 DOM
15. 2026-07-21
    days on market $89,900 Active 74 DOM
16. 2026-07-20
    days on market $89,900 Active 73 DOM
17. 2026-07-18
    days on market $89,900 Active 71 DOM
18. 2026-07-18
    days on market $89,900 Active 70 DOM
19. 2026-07-16
    days on market $89,900 Active 69 DOM
20. 2026-07-15
    days on market $89,900 Active 68 DOM
21. 2026-07-14
    days on market $89,900 Active 67 DOM
22. 2026-07-13
    days on market $89,900 Active 66 DOM
23. 2026-07-13
    days on market $89,900 Active 65 DOM
24. 2026-07-11
    days on market $89,900 Active 64 DOM
25. 2026-07-10
    days on market $89,900 Active 63 DOM
26. 2026-07-09
    days on market $89,900 Active 62 DOM
27. 2026-07-07
    days on market $89,900 Active 60 DOM
28. 2026-07-06
    days on market $89,900 Active 59 DOM
29. 2026-07-05
    days on market $89,900 Active 58 DOM
30. 2026-07-03
    days on market $89,900 Active 56 DOM
31. 2026-07-02
    days on market $89,900 Active 55 DOM
32. 2026-07-01
    days on market $89,900 Active 54 DOM
33. 2026-06-30
    days on market $89,900 Active 53 DOM
34. 2026-06-29
    days on market $89,900 Active 52 DOM
35. 2026-06-28
    days on market $89,900 Active 51 DOM
36. 2026-06-27
    days on market $89,900 Active 50 DOM
37. 2026-06-27
    days on market $89,900 Active 49 DOM
38. 2026-06-25
    pricedays on market $89,900 Active 47 DOM
39. 2026-06-22
    days on market $99,900 Active 45 DOM
40. 2026-06-21
    days on market $99,900 Active 44 DOM
41. 2026-06-18
    days on market $99,900 Active 41 DOM
42. 2026-06-17
    days on market $99,900 Active 40 DOM
43. 2026-06-16
    days on market $99,900 Active 39 DOM
44. 2026-06-15
    days on market $99,900 Active 38 DOM
45. 2026-06-13
    days on market $99,900 Active 36 DOM
46. 2026-06-13
    days on market $99,900 Active 35 DOM
47. 2026-06-10
    days on market $99,900 Active 33 DOM
48. 2026-06-09
    days on market $99,900 Active 32 DOM
49. 2026-06-08
    days on market $99,900 Active 31 DOM
50. 2026-06-07
    days on market $99,900 Active 30 DOM

ⓘ 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: $2,898 · $241/mo
• Projected year-2 tax: $2,898 · $241/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 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: $27,636
• − Mortgage interest: −$5,036
• − Property taxes: −$2,898
• − Insurance: −$450
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$2,615
• Taxable income: $12,216
• Est. tax owed @ 24.0%: −$2,932
• After-tax cash flow: $9,896/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $52,000–$93,600 screening

This multi-family property requires significant repairs and maintenance, including roof, exterior siding, landscaping, and HVAC systems. Immediate action is needed to improve its condition and increase its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows are old and appear to be in poor condition, with some showing signs of damage or rot.
• Major Electrical (electrical) — The electrical panel appears to be outdated and may need to be replaced or upgraded.
• Major Plumbing (plumbing) — The exterior of the house shows signs of water damage, indicating potential plumbing issues that need to be addressed.

Repairs flagged

• Major roof — Significant wear and tear visible.
• Major exterior siding — Peeling paint and possible rot.
• Major landscaping — Overgrown and unkempt appearance.
• Major HVAC/mechanicals — No systems are visible in the photos, indicating potential issues.

Value-add opportunities

• Both repair and paint exterior — Improves curb appeal and enhances property value. ↑
• Both repair and paint windows — Enhances property value and improves energy efficiency. ↑
• Both landscaping — Improves curb appeal and enhances property value. ↑
• Both HVAC/mechanical systems — Improves property value and enhances energy efficiency. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Bloneva Bond Primary School F NY #2,075/2,108 Nat'l #39,071/41,679 Middle Gaskill Preparatory School F NY #702/729 Nat'l #12,486/14,009 High Niagara Falls High School A NY #409/1,100 Nat'l #817/17,239

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

C Composite livability gradescore 60/100

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 · 204,149 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Two total units in the buildingSeparate gas and electric meters for each unit
• Financial info: Operating expenses include water/sewerTenants pay all utilities
• HOA & community: Trails/paths in the community

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Electricity connected (circuit breakers)Public water connectedSewer connected
• Home design: 3 storiesExisting/resale property
• Construction: Composite sidingCopper plumbingArchitectural shingle roofStone foundation
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Kitchen: Each unit includes an eat-in kitchen
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: CarpetHardwoodTile
• Bathrooms: Two full bathrooms total (each unit has 1 full bathroom)
• Heating & cooling: Gas heating with forced air
• Interior features: Full basementVaried flooring including carpet, hardwood and tile
• Laundry & utility: Washer hookupGas water heater

Price history

+699.2% since first listed

8 events — show timeline

• 2026-05-07 Listed $99,900 WNYREIS
• 2026-04-02 Listing Removed — WNYREIS
• 2026-03-23 Price Changed $99,900 WNYREIS
• 2025-11-14 Listed $109,900 WNYREIS
• 2025-11-07 Listing Removed — WNYREIS
• 2025-09-29 Price Changed $109,900 WNYREIS
• 2025-08-07 Listed $119,900 WNYREIS
• 1998-02-17 Sold (Public Records) $12,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,898 · +27.6% YoY. Source: county tax records.