32 Church St · Middleport, NY 14105

$163,000

3 bd · 1.0 ba · 1,543 sqft · SingleFamily public records · 7 Days on market

Built 1880 9,288 sqft lot Est $204k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Appreciation +4.5/10.0
• Schools +4.4/10.0
• 1% rule +3.8/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for the perfect place to call home? Look no further. This 3 bedroom 2 full bath home with an open staircase, large kitchen with an "L" clove, French doors, family room that could easily be converted to a beauty shop or home office. Back up generator, central air, 1st floor laundry, enclosed porch, attached garage with electric door opener, pool and view of the Historic Erie Canal. Dishwasher, disposal, oven/stove, refrigerator, freezer, washer & dryer stay with the home. Come take a look and make it your own. Taxes do not reflect any tax discounts.

Key facts

• Large living room
• Huge concrete patio
• Tons of storage

Tags

• LARGE LIVING ROOM
• EAT-IN KITCHEN
• HUGE CONCRETE PATIO
• 1ST FLOOR LAUNDRY
• ENCLOSED FRONT PORCH
• TONS OF STORAGE

Property features AI

Exterior

• Parking: Attached garage; Driveway; 2 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story exterior appearance (property listed as 1 story total); Existing structure
• Construction: Vinyl siding; Copper plumbing; Architectural shingle roof; Block foundation
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Patio; Rectangular residential lot; City street frontage; Lot approx. 66 x 140

Interior

• Kitchen: Eat-in country kitchen; Refrigerator; Oven; Free-standing range; Range hood; Dishwasher; Exhaust fan; Pantry
• Bedrooms: Bedroom 1 on second floor; Bedroom 2 on second floor; Bedroom 3 on second floor
• Flooring: Carpet; Laminate; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air; Window unit(s)
• Interior features: Thermal windows; Ceiling fan(s); Eat-in kitchen; Country kitchen; Pantry; Natural woodwork; Programmable thermostat; Full basement with sump pump; Generator
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $-70 ($-843/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (11.6% below list).
• Recommended offer: $144k (11.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#700 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Royalton-Hartland Central School District (rural): math 43% / reading 59% proficiency, ranked #362 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $73k; list at $163k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,027 (11.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1880 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.88% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $203,676
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9753 Watson Ave	0.19mi	3/1.0	1,424 (-8%)	7mo	$179,900	$126	73
19 Manor Ln	0.31mi	4/1.5 (+1)	1,572 (+2%)	13mo	$253,000	$161	65
4 S Hartland St	0.15mi	4/2.0 (+1)	1,656 (+7%)	9mo	$218,000	$132	64
17 Church St	0.11mi	4/1.0 (+1)	1,436 (-7%)	20mo	$160,000	$111	62
3 Robertson St	0.40mi	3/2.0	1,540 (-0%)	19mo	$129,500	$84	61
5 S Hartland St	0.12mi	3/1.0	1,316 (-15%)	11mo	$180,000	$137	60
28 Manor Ln	0.36mi	4/1.5 (+1)	1,444 (-6%)	7mo	$266,750	$185	60
23 Freeman Ave	0.48mi	3/1.0	1,512 (-2%)	18mo	$198,000	$131	59
36 Park Ave	0.42mi	3/2.0	1,700 (+10%)	3mo	$166,500	$98	57
14 Freeman Ave	0.43mi	4/2.0 (+1)	1,424 (-8%)	11mo	$195,000	$137	49
4232 Freeman Rd	0.62mi	2/2.0 (-1)	1,660 (+8%)	19mo	$272,000	$164	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.64×
• Total profit: $-16,272
• Equity at exit: $39,778

10-year hold

• IRR: -1.4%
• Equity multiple: 0.87×
• Total profit: $-5,945
• Equity at exit: $42,139

Cash invested: $45,640 (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 14105

• Home prices YoY: -0.3%
• Active inventory: 19
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$285 /mo · $3,425/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-70

Break-even live

Break-even rent $1,529

Max offer price $150,583

Occupancy floor 100%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-18
   listed $163,000 Active
2. 2012-03-21
   soldstatus $72,800 578-char remark

   Show marketing remark (580 chars)

   Looking for the perfect place to call home? Look no further. This 3 bedroom 2 full bath home with an open staircase, large kitchen with an "L" cove, French doors, family room that could easily be converted to a beauty shop or home office. Back up generator, central air, 1st floor laundry, enclosed porch, attached garage with an electric door opener, pool and view of the Historic Erie Canal. Dishwasher, disposal, dryer, freezer, oven/stove, refrigerator & washer stay with the home. Come take a look and make it your own. Taxes do not reflect any tax discounts.

3. 2012-03-21
   soldstatus $72,800 580-char remark

   Show marketing remark (580 chars)

   Looking for the perfect place to call home? Look no further. This 3 bedroom 2 full bath home with an open staircase, large kitchen with an "L" cove, French doors, family room that could easily be converted to a beauty shop or home office. Back up generator, central air, 1st floor laundry, enclosed porch, attached garage with an electric door opener, pool and view of the Historic Erie Canal. Dishwasher, disposal, dryer, freezer, oven/stove, refrigerator & washer stay with the home. Come take a look and make it your own. Taxes do not reflect any tax discounts.

4. 2012-03-16
   soldstatus $72,800
5. 2011-07-13
   listed $80,000 578-char remark

   Show marketing remark (580 chars)

   Looking for the perfect place to call home? Look no further. This 3 bedroom 2 full bath home with an open staircase, large kitchen with an "L" cove, French doors, family room that could easily be converted to a beauty shop or home office. Back up generator, central air, 1st floor laundry, enclosed porch, attached garage with an electric door opener, pool and view of the Historic Erie Canal. Dishwasher, disposal, dryer, freezer, oven/stove, refrigerator & washer stay with the home. Come take a look and make it your own. Taxes do not reflect any tax discounts.

6. 2011-07-13
   listed $80,000 580-char remark

   Show marketing remark (580 chars)

   Looking for the perfect place to call home? Look no further. This 3 bedroom 2 full bath home with an open staircase, large kitchen with an "L" cove, French doors, family room that could easily be converted to a beauty shop or home office. Back up generator, central air, 1st floor laundry, enclosed porch, attached garage with an electric door opener, pool and view of the Historic Erie Canal. Dishwasher, disposal, dryer, freezer, oven/stove, refrigerator & washer stay with the home. Come take a look and make it your own. Taxes do not reflect any tax discounts.

ⓘ 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: $3,425 · $285/mo
• Projected year-2 tax: $3,425 · $285/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 2/10 Low 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: $17,283
• − Mortgage interest: −$9,131
• − Property taxes: −$3,425
• − Insurance: −$815
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,742
• Taxable loss: −$3,594
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $19/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: Royalton-Hartland Central School District
• NCES district ID: 3625140
• Math proficiency: 43% ▼ -15.00%
• Reading proficiency: 59% ▲ 10.00%
• Median HH income: $52,582
• Composite: 43.8/100
• National rank: #2934
• State rank: #362 of 590 in NY

Livability — Middleport

• Score: 65/100
• State rank: #700
• US rank: #13195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middleport, NY
• Population (ZIP): 5,113

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 7% Iranian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 4%

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: ▼ -0.94%
• Current HPI: 306.5418
• 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

+103.8% since first listed

6 events — show timeline

• 2026-05-18 Listed $163,000 WNYREIS
• 2012-03-21 Sold (MLS) $72,800 UNYREIS
• 2012-03-21 Sold (MLS) $72,800 WNYREIS
• 2012-03-16 Sold (Public Records) $72,800 Public Records
• 2011-07-13 Listed $80,000 UNYREIS
• 2011-07-13 Listed $80,000 WNYREIS

Property tax history

+2.9%/yr

Latest (2025): $3,425 · -8.5% YoY. Source: county tax records.