1706 Whitney Ave · Niagara Falls, NY 14301

$124,900

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 214 Days on market

Built 1890 4,278 sqft lot $109/sqft · 63% above area

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Why this score? — see what drove the C+ 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 +20.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

This charming 3-bedroom, 1-bathroom home the perfect blend of comfort, style, and convenience. Both the interior and exterior have been freshly painted, and the newly opened front porch provides a welcoming space to relax and enjoy the neighborhood. Step inside to find a bright and inviting living room, perfect for entertaining or cozy nights in. The updated kitchen flows seamlessly into the dining area, creating an ideal layout for everyday living. Each of the three bedrooms is spacious and features generous closet space, plenty of room for rest and relaxation. Recent updates—including a new roof, furnace, hot water tank, and vinyl replacement windows (2023)—provide peace of mind for years to come. Outside, you’ll find a large backyard that serves as a blank canvas—perfect for gardening, outdoor gatherings, or creating your dream outdoor retreat. With your personal touches, this house is ready to become your home.

Key facts

• New furnace
• New hot water tank
• Large backyard

Tags

• NEWLY OPENED FRONT PORCH
• UPDATED KITCHEN
• LARGE BACKYARD
• NEW ROOF
• NEW FURNACE
• NEW HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% 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 18d 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).
• This rent runs 45% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 214 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $17k; list at $125k implies a 635% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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 1890 — 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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $76,724
• List price: $124,900
• Delta: 62.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 Pierce Ave	0.12mi	3/1.0	1,152 (+0%)	0mo	$65,000	$56	94
1512 Willow Ave	0.17mi	3/1.0	1,148 (0%)	0mo	$39,300	$34	92
724 17th St	0.35mi	3/1.5	1,179 (+3%)	4mo	$70,000	$59	74
1133 Whitney Ave	0.36mi	3/1.0	1,057 (-8%)	3mo	$76,100	$72	68
1145 Whitney Ave	0.34mi	3/1.5	992 (-14%)	1mo	$105,100	$106	59
1870 South Ave	0.41mi	3/1.0	1,320 (+15%)	0mo	$116,000	$88	56
2487 Grand Ave	0.66mi	4/1.5 (+1)	1,188 (+4%)	1mo	$169,900	$143	56
749 16th St	0.32mi	3/1.5	1,320 (+15%)	4mo	$117,000	$89	55
1852 Ontario Ave	0.57mi	3/1.0	1,273 (+11%)	3mo	$85,000	$67	53
1148 Haeberle Ave	0.47mi	3/1.0	1,302 (+13%)	4mo	$85,000	$65	52
609 25th St	0.69mi	3/2.0	1,040 (-9%)	2mo	$158,000	$152	47
1317 Niagara Ave	0.51mi	2/2.0 (-1)	1,310 (+14%)	1mo	$28,000	$21	43

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: 30.4%
• Equity multiple: 3.44×
• Total profit: $85,343
• Equity at exit: $112,520

10-year hold

• IRR: 27.9%
• Equity multiple: 8.44×
• Total profit: $260,059
• Equity at exit: $242,653

Cash invested: $34,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$655
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $164

Break-even live

Break-even rent $1,086

Max offer price $124,900

Occupancy floor 82%

Sensitivity live

Price	-10% $235	-5% $200	+0% $164	+5% $129	+10% $94
Rent	-10% $62	-5% $113	+0% $164	+5% $215	+10% $267
Rate	-1.0pp $227	-0.5pp $196	base $164	+0.5pp $132	+1.0pp $99

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: $31,225
• Closing costs: $3,747
• 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	44d	1	0.08mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	24d	1	0.18mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	4d	1	0.28mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	22d	1	0.29mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	24d	1	0.34mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	4d	1	0.52mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	2d	1	0.52mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	2d	1	0.52mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	17d	1	0.57mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	17d	1	0.61mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	44d	1	0.79mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	44d	1	0.79mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	44d	1	0.81mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	4d	1	0.81mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	15d	1	0.85mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	24d	1	0.86mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	44d	1	0.95mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	44d	1	0.95mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	2d	1	1.04mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	11d	1	1.05mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	2d	1	1.17mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	1.26mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	44d	1	1.34mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	15d	1	1.41mi

Listing history 13 events

1. 2026-06-01
   days on market $124,900 Active 214 DOM
2. 2026-05-31
   days on market $124,900 Active 213 DOM
3. 2025-10-30
   listed $124,900 Active 953-char remark

   Show marketing remark (953 chars)

   This charming 3-bedroom, 1-bathroom home the perfect blend of comfort, style, and convenience. Both the interior and exterior have been freshly painted, and the newly opened front porch provides a welcoming space to relax and enjoy the neighborhood. Step inside to find a bright and inviting living room, perfect for entertaining or cozy nights in. The updated kitchen flows seamlessly into the dining area, creating an ideal layout for everyday living. Each of the three bedrooms is spacious and features generous closet space, plenty of room for rest and relaxation. Recent updates—including a new roof, furnace, hot water tank, and vinyl replacement windows (2023)—provide peace of mind for years to come. Outside, you’ll find a large backyard that serves as a blank canvas—perfect for gardening, outdoor gatherings, or creating your dream outdoor retreat. With your personal touches, this house is ready to become your home.

4. 2025-10-17
   historical
5. 2025-09-19
   listed $115,000 Active
6. 2025-08-05
   historical
7. 2025-06-18
   price $115,000
8. 2025-05-30
   listed $130,000 Active
9. 2020-03-06
   soldstatus $17,000 Closed Sale or Rented
10. 2020-01-29
    status Pending Sale
11. 2020-01-11
    price $18,000
12. 2019-12-10
    listed $20,000 Active
13. 1994-05-02
    soldstatus $32,000

ⓘ 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: $1,807 · $151/mo
• Projected year-2 tax: $1,959 · $163/mo
• Expected delta: +$152/yr (+$13/mo · 8.4%)

ⓘ 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: $15,523
• − Mortgage interest: −$6,996
• − Property taxes: −$1,807
• − Insurance: −$624
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,633
• Taxable loss: −$22
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $1,977/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

+290.3% since first listed

11 events — show timeline

• 2025-10-30 Listed $124,900 WNYREIS
• 2025-10-17 Listing Removed — WNYREIS
• 2025-09-19 Listed $115,000 WNYREIS
• 2025-08-05 Listing Removed — WNYREIS
• 2025-06-18 Price Changed $115,000 WNYREIS
• 2025-05-30 Listed $130,000 WNYREIS
• 2020-03-06 Sold (MLS) $17,000 WNYREIS
• 2020-01-29 Pending — WNYREIS
• 2020-01-11 Price Changed $18,000 WNYREIS
• 2019-12-10 Listed $20,000 WNYREIS
• 1994-05-02 Sold (Public Records) $32,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,807 · +25.2% YoY. Source: county tax records.