2080 River Rd #15 · Niagara Falls, NY 14304

$44,900

1 bd · 1.5 ba · 660 sqft · Manufactured · 49 Days on market

Built 1975 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated and move-in ready ranch style home. Main floor laundry includes a stackable washer and dryer. Primary bedroom has a half bath off it. Living room space can be made back into a second bedroom. New windows in living room and back bedroom. Minutes away to all conveniences and shopping. Must apply to and must be approved at Lynch Park Associates.

Key facts

• Built 1975
• Listed 49 days

Property features AI

Finance

• HOA & community: Association fee paid monthly; Land lease: $465

Exterior

• Parking: No garage
• Utilities: Cable available; Public water (connected); Sewer connected
• Home design: Single-wide mobile home (New Yorker); One story; Resale
• Construction: Aluminum siding
• Exterior features: Shed(s) and storage; See remarks for additional exterior details; Near public transit; Rectangular lot

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas heating; Wall cooling units
• Interior features: Eat-in kitchen; Kitchen/family room combo; Bedroom on main level
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.7% vs local median 7.7% 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: schools F, crime F, amenities F.
• Niagara-Wheatfield Central School District (rural): math 64% / reading 70% proficiency, ranked #163 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 142 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.29% ✓
• Cap rate: 19.72%
• Cash-on-cash: 47.95%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.4%
• Equity multiple: 2.97×
• Total profit: $24,736
• Equity at exit: $6,695

10-year hold

• IRR: 51.3%
• Equity multiple: 6.00×
• Total profit: $62,803
• Equity at exit: $3,882

Cash invested: $12,572 (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 14304

• Active inventory: 142
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $502

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 46%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 S 86th St Unit 11B Niagara Falls, NY	2.0	1.0	720	$1,100	$1.53	2d	1	1.30mi
8405 Buffalo Ave Niagara Falls, NY	2.0	1.0	706	$850	$1.20	12d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $44,900 Active 49 DOM
2. 2026-06-17
   days on market $44,900 Active 48 DOM
3. 2026-06-16
   days on market $44,900 Active 47 DOM
4. 2026-06-15
   days on market $44,900 Active 46 DOM
5. 2026-06-13
   days on market $44,900 Active 44 DOM
6. 2026-06-10
   days on market $44,900 Active 41 DOM
7. 2026-06-09
   days on market $44,900 Active 40 DOM
8. 2026-06-08
   days on market $44,900 Active 39 DOM
9. 2026-06-07
   days on market $44,900 Active 38 DOM
10. 2026-06-03
    days on market $44,900 Active 34 DOM
11. 2026-06-02
    days on market $44,900 Active 33 DOM
12. 2026-06-01
    days on market $44,900 Active 32 DOM
13. 2026-05-31
    days on market $44,900 Active 31 DOM
14. 2026-04-30
    listed $44,900 Active 364-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,344
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$1,306
• Taxable income: $5,650
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $4,672/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 · 1 photo

Good 75/100 Cosmetic rehab

This beautifully updated and move-in ready manufactured home is in good condition with no visible major repairs needed. It offers a good investment opportunity with potential for further value enhancement through cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and add value to the property.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers and increase the home's resale value.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to both buyers and renters.
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can enhance the home's appeal and increase its value for both buyers and renters.
• Both Adding a small deck or patio — An outdoor living space can increase the home's appeal and add value for both buyers and renters.
• Both Upgrading the flooring in the living room — Modern flooring can enhance the living room's appearance and increase the home's value for both buyers and renters.
• Both Upgrading the windows with energy-efficient ones — Energy-efficient windows can improve comfort and reduce energy costs, making the home more attractive to both buyers and renters.
• Both Upgrading the exterior siding — New siding can enhance the home's curb appeal and increase its value for both buyers and renters.
• Both Upgrading the roof with a new one — A new roof can improve the home's durability and increase its value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and add value to the property. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers and increase the home's resale value. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to both buyers and renters. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can enhance the home's appeal and increase its value for both buyers and renters. ↑
• Both Adding a small deck or patio — An outdoor living space can increase the home's appeal and add value for both buyers and renters. ↑
• Both Upgrading the flooring in the living room — Modern flooring can enhance the living room's appearance and increase the home's value for both buyers and renters. ↑
• Both Upgrading the windows with energy-efficient ones — Energy-efficient windows can improve comfort and reduce energy costs, making the home more attractive to both buyers and renters. ↑
• Both Upgrading the exterior siding — New siding can enhance the home's curb appeal and increase its value for both buyers and renters. ↑
• Both Upgrading the roof with a new one — A new roof can improve the home's durability and increase its value for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Niagara-Wheatfield Central School District
• NCES district ID: 3620850
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 70% ▲ 10.00%
• Median HH income: $57,051
• Composite: 57.53/100
• National rank: #1067
• State rank: #163 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

• County: Niagara County · 157,377 people
• City population: 62,983
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,208
• Household income: $66,660
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 698.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -231.77%
• Current HPI: 280.3295
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-30 Listed $44,900 WNYREIS