1320 Ashland Ave · Niagara Falls, NY 14301

$119,999

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 62 Days on market

Built 1918 3,108 sqft lot $82/sqft · 53% above area

---

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 +25.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +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

Step into a standout investment opportunity in the heart of Niagara Falls. This fully licensed short-term rental has been completely rebuilt from the ground up within the last two years, offering true peace of mind and modern appeal. Every major component has been updated, including drywall, insulation, flooring, kitchens, bathrooms, mechanicals, roof, and more, creating a like-new property inside and out. Designed with both style and function in mind, the home is being sold fully furnished and thoughtfully curated, allowing for a seamless transition to its next owner. An added bonus is the on-site EV charger, giving this property a competitive edge for today’s travel market. Whether you are looking to expand your investment portfolio or secure a turnkey property in a high-demand location, this one checks all the boxes. Ideally situated just about a mile from Niagara Falls State Park and the surrounding attractions, it offers unbeatable proximity for guests and year-round enjoyment for owners alike.

Key facts

• On-site ev charger
• High-demand location
• 3,108 sq ft lot

Tags

• REBUILT FROM THE GROUND UP
• UPDATED MAJOR COMPONENTS
• ON-SITE EV CHARGER
• HIGH-DEMAND LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% 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; 13 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 $1,432/mo this rent would consume 50% 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 $13k of equity ($829 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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: 1.19% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (median comp): $78,543
• List price: $119,999
• Delta: 52.78%
• 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
1327 Willow Ave	0.22mi	3/1.0 (-1)	1,444 (-1%)	1mo	$40,000	$28	83
1013 13th St	0.05mi	3/1.0 (-1)	1,352 (-7%)	3mo	$97,000	$72	79
1146 Haeberle Ave	0.24mi	3/1.0 (-1)	1,408 (-3%)	4mo	$115,000	$82	75
1148 Haeberle Ave	0.24mi	3/1.0 (-1)	1,302 (-11%)	4mo	$85,000	$65	63
749 16th St	0.27mi	3/1.5 (-1)	1,320 (-9%)	4mo	$117,000	$89	61
1307 Niagara Ave	0.57mi	4/1.5	1,536 (+6%)	3mo	$95,000	$62	60
435 13th St	0.64mi	4/2.0	1,512 (+4%)	2mo	$40,000	$26	58
1329 Niagara Ave	0.57mi	3/1.0 (-1)	1,540 (+6%)	2mo	$85,000	$55	58
1739 Lockport St	0.43mi	4/2.0	1,598 (+10%)	4mo	$120,000	$75	57
628 20th St	0.54mi	3/2.0 (-1)	1,328 (-9%)	1mo	$115,000	$87	50
1870 South Ave	0.65mi	3/1.0 (-1)	1,320 (-9%)	0mo	$116,000	$88	49
2233 South Ave	0.74mi	3/2.5 (-1)	1,553 (+7%)	3mo	$155,000	$100	41

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: 33.4%
• Equity multiple: 3.66×
• Total profit: $89,524
• Equity at exit: $108,105

10-year hold

• IRR: 30.6%
• Equity multiple: 9.02×
• Total profit: $269,448
• Equity at exit: $233,132

Cash invested: $33,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$629
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $260

Break-even live

Break-even rent $1,102

Max offer price $119,999

Occupancy floor 77%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	3d	1	0.13mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	0.19mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	0.24mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	16d	1	0.47mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	43d	1	0.50mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	0.55mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	0.65mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	0.99mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	10d	1	1.13mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	1d	1	1.17mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	1.36mi
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.41mi
3225 Belden Pl Niagara Falls, NY	5.0	1.5	1344	$1,750	$1.30	1d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $119,999 Active 62 DOM
2. 2026-06-17
   days on market $119,999 Active 61 DOM
3. 2026-06-16
   days on market $119,999 Active 60 DOM
4. 2026-06-15
   days on market $119,999 Active 59 DOM
5. 2026-06-13
   days on market $119,999 Active 57 DOM
6. 2026-06-13
   pricedays on market $119,999 Active 56 DOM
7. 2026-06-10
   days on market $129,999 Active 54 DOM
8. 2026-06-09
   days on market $129,999 Active 53 DOM
9. 2026-06-08
   days on market $129,999 Active 52 DOM
10. 2026-06-07
    days on market $129,999 Active 51 DOM
11. 2026-06-03
    days on market $129,999 Active 47 DOM
12. 2026-06-02
    days on market $129,999 Active 46 DOM
13. 2026-06-01
    days on market $129,999 Active 45 DOM
14. 2026-05-31
    days on market $129,999 Active 44 DOM
15. 2026-05-12
    price $129,999 1020-char remark

    Show marketing remark (1020 chars)

    Step into a standout investment opportunity in the heart of Niagara Falls. This fully licensed short-term rental has been completely rebuilt from the ground up within the last two years, offering true peace of mind and modern appeal. Every major component has been updated, including drywall, insulation, flooring, kitchens, bathrooms, mechanicals, roof, and more, creating a like-new property inside and out. Designed with both style and function in mind, the home is being sold fully furnished and thoughtfully curated, allowing for a seamless transition to its next owner. An added bonus is the on-site EV charger, giving this property a competitive edge for today’s travel market. Whether you are looking to expand your investment portfolio or secure a turnkey property in a high-demand location, this one checks all the boxes. Ideally situated just about a mile from Niagara Falls State Park and the surrounding attractions, it offers unbeatable proximity for guests and year-round enjoyment for owners alike.

16. 2026-04-17
    listed $149,999 Active 1020-char remark

    Show marketing remark (1020 chars)

    Step into a standout investment opportunity in the heart of Niagara Falls. This fully licensed short-term rental has been completely rebuilt from the ground up within the last two years, offering true peace of mind and modern appeal. Every major component has been updated, including drywall, insulation, flooring, kitchens, bathrooms, mechanicals, roof, and more, creating a like-new property inside and out. Designed with both style and function in mind, the home is being sold fully furnished and thoughtfully curated, allowing for a seamless transition to its next owner. An added bonus is the on-site EV charger, giving this property a competitive edge for today’s travel market. Whether you are looking to expand your investment portfolio or secure a turnkey property in a high-demand location, this one checks all the boxes. Ideally situated just about a mile from Niagara Falls State Park and the surrounding attractions, it offers unbeatable proximity for guests and year-round enjoyment for owners alike.

17. 2025-12-31
    historical
18. 2025-08-29
    listed $174,000 Active
19. 2021-11-16
    historical
20. 2021-10-08
    status Active
21. 2021-10-02
    price $54,900
22. 2021-10-02
    historical
23. 2021-08-16
    listed $44,500 Active
24. 2019-03-22
    historical
25. 2018-12-11
    listed $18,000 Active

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,178
• − Mortgage interest: −$6,722
• − Property taxes: −$2,300
• − Insurance: −$600
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$3,491
• Taxable income: $1,317
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $2,803/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

+622.2% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $129,999 WNYREIS
• 2026-04-17 Listed $149,999 WNYREIS
• 2025-12-31 Listing Removed — WNYREIS
• 2025-08-29 Listed $174,000 WNYREIS
• 2021-11-16 Listing Removed — WNYREIS
• 2021-10-08 Relisted — WNYREIS
• 2021-10-02 Listing Removed — WNYREIS
• 2021-10-02 Price Changed $54,900 WNYREIS
• 2021-08-16 Listed $44,500 WNYREIS
• 2019-03-22 Listing Removed — WNYREIS
• 2018-12-11 Listed $18,000 WNYREIS

Property tax history

+4.0%/yr

Latest (2025): $2,300 · +24.6% YoY. Source: county tax records.