1341 Ashland Ave · Niagara Falls, NY 14301

$164,900

3 bd · 2.0 ba · 1,728 sqft · Townhouse public records · 25 Days on market

Built 1924 3,600 sqft lot

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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 +13.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• DSCR +4.0/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Full Brick 2 Family separate utilities 2 circuit breakers long term tenant on 2nd floor

Key facts

• Near shopping
• Fully finished attic
• Built 1924

Tags

• MULTI-FAMILY PROPERTY
• STRONG INCOME POTENTIAL
• FLEXIBLE LIVING SPACE
• FULLY FINISHED ATTIC
• NEAR MAJOR ATTRACTIONS
• NEAR SHOPPING

Property features AI

Finance

• Financial info: Owner pays water; water included with rent; Multi-family building with 2 units; Two operating utility meters for gas and electric; Operating expenses include water/sewer; One unit listed with $1,100 monthly rent (month-to-month)

Exterior

• Parking: No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Existing structure
• Construction: Brick construction; Stone foundation; Asphalt roof; PEX plumbing; Built (existing)
• Exterior features: Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approx. 30 x 120

Interior

• Kitchen: Gas water heater
• Bedrooms: One unit with 4 bedrooms; One unit with 2 bedrooms
• Flooring: Vinyl; Varied flooring
• Bathrooms: Two full bathrooms (total in building); Each unit has 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Attic; Accessible doors
• Laundry & utility: Separate gas meters (2); Separate electric meters (2)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $3 ($33/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (17.1% below list).
• Recommended offer: $137k (17.1% below list) — sets the bar for 1% rule.

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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• At $1,367/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 $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $72k; list at $165k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,656 (17.1% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $93,312
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1138 La Salle Ave	0.18mi	4/2.0 (+1)	1,664 (-4%)	13mo	$90,000	$54	70
1008 19th St	0.30mi	4/2.0 (+1)	1,520 (-12%)	3mo	$65,000	$43	58
532 18th St	0.50mi	4/2.0 (+1)	1,716 (-1%)	22mo	$90,000	$52	52
423 17th St	0.70mi	4/2.0 (+1)	1,760 (+2%)	19mo	$105,000	$60	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: 26.0%
• Equity multiple: 3.10×
• Total profit: $97,188
• Equity at exit: $148,555

10-year hold

• IRR: 24.1%
• Equity multiple: 7.58×
• Total profit: $303,921
• Equity at exit: $320,364

Cash invested: $46,172 (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 →

ZIP-level market 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 164
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$865
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $3

Break-even live

Break-even rent $1,363

Max offer price $164,900

Occupancy floor 95%

Sensitivity live

Price	-10% $96	-5% $49	+0% $3	+5% $-44	+10% $-91
Rent	-10% $-105	-5% $-51	+0% $3	+5% $57	+10% $111
Rate	-1.0pp $86	-0.5pp $45	base $3	+0.5pp $-40	+1.0pp $-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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	5d	1	0.10mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	25d	1	0.20mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	45d	1	0.31mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	18d	1	0.42mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	45d	1	0.54mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	5d	1	0.60mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	45d	1	0.64mi
1312 Ontario Ave Niagara Falls, NY	2.0	1.0	1956	$1,200	$0.61	45d	1	0.68mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	0.86mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	45d	1	0.96mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	3d	1	1.15mi
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	45d	1	1.42mi

Listing history 24 events

1. 2026-06-21
   days on market $164,900 Active 25 DOM
2. 2026-06-18
   days on market $164,900 Active 22 DOM
3. 2026-06-17
   days on market $164,900 Active 21 DOM
4. 2026-06-16
   days on market $164,900 Active 20 DOM
5. 2026-06-15
   days on market $164,900 Active 19 DOM
6. 2026-06-13
   days on market $164,900 Active 17 DOM
7. 2026-06-13
   days on market $164,900 Active 16 DOM
8. 2026-06-10
   days on market $164,900 Active 14 DOM
9. 2026-06-09
   days on market $164,900 Active 13 DOM
10. 2026-06-08
    days on market $164,900 Active 12 DOM
11. 2026-06-07
    days on market $164,900 Active 11 DOM
12. 2026-06-03
    days on market $164,900 Active 7 DOM
13. 2026-06-02
    days on market $164,900 Active 6 DOM
14. 2026-06-01
    days on market $164,900 Active 5 DOM
15. 2026-05-31
    days on market $164,900 Active 4 DOM
16. 2026-05-27
    listed $164,900 Active
17. 2022-11-15
    soldstatus $72,000 Closed Sale or Rented 87-char remark

    Show marketing remark (87 chars)

    Full Brick 2 Family separate utilities 2 circuit breakers long term tenant on 2nd floor

18. 2022-08-21
    status Pending Sale 87-char remark

    Show marketing remark (87 chars)

    Full Brick 2 Family separate utilities 2 circuit breakers long term tenant on 2nd floor

19. 2022-08-19
    status Under Contract- Do Not Show 87-char remark

    Show marketing remark (87 chars)

    Full Brick 2 Family separate utilities 2 circuit breakers long term tenant on 2nd floor

20. 2022-08-01
    listed $94,900 Active 87-char remark

    Show marketing remark (87 chars)

    Full Brick 2 Family separate utilities 2 circuit breakers long term tenant on 2nd floor

21. 2012-07-13
    soldstatus $24,000
22. 2000-02-11
    soldstatus $12,000
23. 1998-06-05
    soldstatus $18,000
24. 1994-05-10
    soldstatus $19,000

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$533/yr (+$44/mo · 31.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $16,399
• − Mortgage interest: −$9,237
• − Property taxes: −$1,720
• − Insurance: −$824
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$4,797
• Taxable loss: −$2,804
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $706/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

+767.9% since first listed

9 events — show timeline

• 2026-05-27 Listed $164,900 WNYREIS
• 2022-11-15 Sold (MLS) $72,000 WNYREIS
• 2022-08-21 Pending — WNYREIS
• 2022-08-19 Pending — WNYREIS
• 2022-08-01 Listed $94,900 WNYREIS
• 2012-07-13 Sold (Public Records) $24,000 Public Records
• 2000-02-11 Sold (Public Records) $12,000 Public Records
• 1998-06-05 Sold (Public Records) $18,000 Public Records
• 1994-05-10 Sold (Public Records) $19,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,720 · -32.9% YoY. Source: county tax records.