717 Pasadena Ave · Niagara Falls, NY 14304

$159,900

3 bd · 1.5 ba · 1,256 sqft · SingleFamily public records · 6 Days on market

Built 1939 8,470 sqft lot Est $202k · 21% under

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Why this score? — see what drove the D+ 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 +13.1/30.0
• 1% rule +6.3/10.0
• DSCR +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet Street 2 story with attached 2 car garage large living room with fireplace formal Dining room eat in kitchen with oak cupboards 1/2 bath Florida room large rear deck overlooking back yard 3 bedroom 2nd floor

Key facts

• Formal dining room
• Florida room
• Eat-in kitchen

Tags

• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• FLORIDA ROOM
• LARGE REAR DECK

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story house; Existing/resale property
• Construction: Composite siding; Block foundation
• Exterior features: Concrete driveway; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 55 x 154

Interior

• Kitchen: Eat-in kitchen; Gas water heater (appliances listed as 'See Remarks' for additional items)
• Bedrooms: Total rooms: 6; Basement level bedrooms not specified
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Sunroom / Florida room
• Laundry & utility: Washer/dryer details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-7 ($-84/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (0.8% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $159k (0.8% below list) — sets the bar for cash-flow.

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: 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).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $138k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,656 (0.8% 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 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $202,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8935 Joliet Ave	0.45mi	3/2.0	1,285 (+2%)	0mo	$281,588	$219	73
1122 91st St	0.40mi	3/1.5	1,160 (-8%)	3mo	$187,000	$161	66
936 92nd St	0.24mi	4/1.5 (+1)	1,124 (-10%)	1mo	$175,000	$156	66
1041 92nd St	0.34mi	3/1.0	1,130 (-10%)	1mo	$200,000	$177	64
502 81st St	0.64mi	3/1.0	1,194 (-5%)	1mo	$185,000	$155	59
411 81st St	0.61mi	3/1.5	1,344 (+7%)	1mo	$170,000	$126	59
1296 93rd St	0.70mi	3/1.5	1,198 (-5%)	5mo	$260,000	$217	56
8235 Laughlin Dr	0.53mi	3/1.0	1,115 (-11%)	4mo	$160,000	$143	51
618 82nd St	0.65mi	4/1.0 (+1)	1,152 (-8%)	6mo	$180,000	$156	44
9120 Champlain Ave	0.61mi	3/1.5	1,428 (+14%)	6mo	$200,000	$140	44
1236 96th St	0.68mi	3/1.5	1,092 (-13%)	4mo	$228,000	$209	43
1076 98th St	0.61mi	2/2.0 (-1)	1,092 (-13%)	6mo	$210,000	$192	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-26,126
• Equity at exit: $23,842

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-22,380
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$535 /mo · $6,416/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-7

Break-even live

Break-even rent $1,823

Max offer price $158,656

Occupancy floor 95%

Sensitivity live

Price	-10% $83	-5% $38	+0% $-7	+5% $-52	+10% $-98
Rent	-10% $-150	-5% $-79	+0% $-7	+5% $65	+10% $136
Rate	-1.0pp $73	-0.5pp $34	base $-7	+0.5pp $-48	+1.0pp $-91

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8833 Pear Ave Niagara Falls, NY	2.0	1.0	1096	$1,700	$1.55	2d	1	0.32mi
8520 Munson Ave Niagara Falls, NY	3.0	1.0	1216	$2,200	$1.81	17d	1	0.36mi

Listing history 6 events

1. 2026-06-18
   days on market $159,900 Active 6 DOM
2. 2026-06-17
   days on market $159,900 Active 5 DOM
3. 2026-06-16
   days on market $159,900 Active 4 DOM
4. 2026-06-15
   days on market $159,900 Active 3 DOM
5. 2026-06-13
   remarks 466-char remark
6. 2026-06-13
   listed $159,900 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: $6,416 · $535/mo
• Projected year-2 tax: $6,416 · $535/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 3/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 2/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,764
• − Mortgage interest: −$8,957
• − Property taxes: −$6,416
• − Insurance: −$800
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$4,652
• Taxable loss: −$2,542
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $526/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): 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

+84.9% since first listed

16 events — show timeline

• 2026-06-12 Listed $159,900 WNYREIS
• 2022-05-17 Sold (Public Records) $138,000 Public Records
• 2022-05-12 Sold (MLS) $138,000 WNYREIS
• 2022-02-03 Pending — WNYREIS
• 2022-01-28 Pending — WNYREIS
• 2022-01-28 Relisted — WNYREIS
• 2022-01-27 Pending — WNYREIS
• 2021-12-20 Price Changed $149,900 WNYREIS
• 2021-11-04 Price Changed $152,500 WNYREIS
• 2021-10-13 Price Changed $154,900 WNYREIS
• 2021-09-23 Price Changed $159,900 WNYREIS
• 2021-09-11 Price Changed $164,900 WNYREIS
• 2021-08-23 Price Changed $169,900 WNYREIS
• 2021-08-10 Price Changed $174,900 WNYREIS
• 2021-07-23 Listed $179,900 WNYREIS
• 2004-06-18 Sold (Public Records) $86,500 Public Records

Property tax history

+10.9%/yr

Latest (2025): $6,416 · +26.2% YoY. Source: county tax records.