8688 Church St · Barker, NY 14012

$79,900

9 bd · 3.5 ba · 3,728 sqft · MultiFamily public records · 3 Days on market

Built 1880 9,504 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Bring your handy people and/or investors! Most windows have been replaced. With over 3700 sq. ft. , this 3-family home was built in 1880. If you're looking for a project, you've found it! 9 bedrooms, 3 full bathrooms and one half bath, with generous room sizes and a full stone basement. Centrally located in the village of Barker, close to schools and churches. There is a 1st floor laundry and public water and sewers. Owner's apartment has a bath and a half and there are front and rear staircases.

Key facts

• Replaced windows
• Centrally located
• 1st floor laundry

Tags

• REPLACED WINDOWS
• FULL STONE BASEMENT
• 1ST FLOOR LAUNDRY
• FRONT AND REAR STAIRCASES
• CENTRALLY LOCATED

Property features AI

Finance

• Other: 3 total units in the building; Single gas meter; Single electric meter
• Financial info: Owner pays grounds care, hot water, trash collection, water (per rental info); Rent may include gardener and utilities (per rental info); Operating expense details: see remarks (multi-family)

Exterior

• Parking: Gravel parking
• Utilities: High-speed internet available; Public water (connected); Sewer connected; Electric service with circuit breakers and fuses
• Home design: 2 stories; Existing/resale property
• Construction: Wood siding; Copper plumbing; Stone foundation
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Oil water heater (appliance/equipment listed)
• Bedrooms: 3 separate dwelling units (multi-family property)
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varied flooring types
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Gas heating; Hot water heating with radiators; Has heating
• Interior features: Natural woodwork throughout; Walk-out basement access
• Laundry & utility: Owner pays all utilities (multi-family arrangement noted)

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.7-bath units multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $609/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).

Location & tenants

• Location reads 60/100 on livability (#1,001 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Barker Central School District (rural): math 60% / reading 65% proficiency, ranked #204 of 590 in NY (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k 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 + 3.0% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 3.96% ✓
• Cap rate: 33.72%
• Cash-on-cash: 97.97%
• DSCR: 5.36
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.15×
• Total profit: $159,968
• Equity at exit: $71,980

10-year hold

• IRR: —
• Equity multiple: 17.98×
• Total profit: $379,846
• Equity at exit: $155,228

Cash invested: $22,372 (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 14012

• Home prices YoY: 14.8%
• Active inventory: 20
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,168 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$224 /mo · $2,688/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $1,826

Break-even live

Break-even rent $856

Max offer price $79,900

Occupancy floor 37%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.7	$3,168
Total (3 units)			$3,168

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $79,900 Active 3 DOM
2. 2026-06-17
   days on market $79,900 Active 2 DOM
3. 2026-06-16
   remarks 501-char remark
4. 2026-06-15
   remarks 470-char remark
5. 2026-06-15
   listed $79,900 Active 1 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: $2,688 · $224/mo
• Projected year-2 tax: $2,688 · $224/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,016
• − Mortgage interest: −$4,476
• − Property taxes: −$2,688
• − Insurance: −$400
• − Repairs & maintenance: −$3,041
• − Management: −$3,041
• − Depreciation: −$2,324
• Taxable income: $22,046
• Est. tax owed @ 24.0%: −$5,291
• After-tax cash flow: $16,626/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: Barker Central School District
• NCES district ID: 3603960
• Math proficiency: 60% ▼ -10.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $53,339
• Composite: 53.45/100
• National rank: #1463
• State rank: #204 of 590 in NY

Livability — Barker

• Score: 60/100
• State rank: #1001
• US rank: #19513

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barker, NY
• Population (ZIP): 2,944

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 (80%)
• Race & ethnicity: White 80% Black 8% Two or more races 7% Native American 4% Hispanic / Latino 2%
• Common ancestry: Italian 5% Romanian 3% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 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: ▲ 40.61%
• Current HPI: 315.6587
• Rent YoY: —
• Metro: —
• 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

• 2026-06-15 Listed $79,900 WNYREIS

Property tax history

+4.3%/yr

Latest (2025): $2,688 · -2.1% YoY. Source: county tax records.