285 Clinton St · Lockport, NY 14094

$155,000

4 bd · 2.0 ba · 2,448 sqft · MultiFamily public records · 37 Days on market

Built 1890 Fair condition 2,614 sqft lot Garage $63/sqft · 36% below area Est $241k · 36% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Fantastic Investment or House-Hacking Opportunity in the Heart of Lockport! Discover 285 Clinton St, a well-maintained and fully separated two-family duplex that delivers immediate income with incredible versatility. The upper unit is occupied by a reliable tenant and generates a solid one thousand dollars per month from day one. Meanwhile, the spacious lower unit is completely vacant and freshly prepped. This makes it perfect for an owner-occupant looking to live affordably while the upstairs rent covers a significant portion of the expenses, or for an investor ready to place a new tenant at today's market rates.

Key facts

• Central location
• Two-family duplex
• Fully separated

Tags

• TWO-FAMILY DUPLEX
• FULLY SEPARATED
• CENTRAL LOCATION
• UTILITIES ARE SEPARATED

🏷️ Possibly a rental listed for sale. The $155,000 price doesn't fit this home's estimated sale value (~$240,853) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $155k. Condition is rated fair.
• This rent per unit is only 18% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive. Per door: $370/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.0% in Lockport — 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 76/100 on livability (#232 in NY, #3,669 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute D+, crime F, employment D-.
• Lockport City School District (town): math 44% / reading 49% proficiency, ranked #452 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 589 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $52k; list at $155k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.44% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (median comp): $240,853
• List price: $155,000
• Delta: -35.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Lock St	0.57mi	4/2.0	2,492 (+2%)	3mo	$96,000	$39	68
179 Lock St	0.50mi	4/2.0	2,275 (-7%)	14mo	$200,000	$88	53
247 Lock St	0.45mi	5/3.0 (+1)	2,240 (-8%)	9mo	$187,000	$83	48
35 Pound St	0.58mi	3/2.5 (-1)	2,163 (-12%)	12mo	$150,000	$69	36
389 East Ave	0.58mi	4/2.0	2,720 (+11%)	24mo	$215,000	$79	35

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 · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.54×
• Total profit: $23,534
• Equity at exit: $23,111

10-year hold

• IRR: 22.8%
• Equity multiple: 3.02×
• Total profit: $87,511
• Equity at exit: $13,402

Cash invested: $43,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 7 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $155,700 ($77/sqft)
• Median days on market: 48 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +28.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14094

• Rents YoY: 3.7%
• Active inventory: 589
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$813
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $740

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,236
Total (2 units)			$2,235

Break-even live

Break-even rent $1,298

Max offer price $155,000

Occupancy floor 62%

Sensitivity live

Price	-10% $828	-5% $784	+0% $740	+5% $696	+10% $652
Rent	-10% $563	-5% $652	+0% $740	+5% $828	+10% $917
Rate	-1.0pp $818	-0.5pp $779	base $740	+0.5pp $700	+1.0pp $659

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Dayton St Lockport, NY	3.0	1.0	930	$1,150	$1.24	107d	1	0.19mi
4 Mc Cue Ave Unit Upper Lockport, NY	3.0	1.0	960	$1,100	$1.15	62d	1	0.37mi
80 Charlotte St Unit 1 Lockport, NY	2.0	1.0	—	$975	—	97d	1	0.83mi
83 South St Lockport, NY	2.0	1.0	—	$950	—	62d	1	0.84mi
480 South St Lockport, NY	2.0	1.0	960	$1,200	$1.25	0d	2	0.87mi
35 South St Lockport, NY	2.0	1.0	—	$900	—	10d	1	0.88mi
321 Washburn St Unit 1 Lockport, NY	3.0	1.0	—	$1,150	—	63d	1	0.99mi
42 Waterman St Lockport, NY	2.0	1.0	—	$950	—	99d	1	1.00mi
47 Waterman St Apt 2 Lockport, NY	1.0	1.0	700	$775	$1.11	10d	1	1.00mi
47 Waterman St Unit 3 Lockport, NY	2.0	1.0	1100	$1,150	$1.05	119d	1	1.00mi
67 Waterman St Lockport, NY	1.0	1.0	—	$750	—	99d	1	1.04mi
172 High St Lockport, NY	1.0	1.0	700	$850	$1.21	86d	1	1.09mi
172 High St Apt B Lockport, NY	1.0	1.0	350	$730	$2.09	110d	1	1.09mi
327 High St Lockport, NY	1.0–2.0	1.0–2.0	690	$1,920	$2.78	0d	1	1.11mi
6 Tudor Ln Lockport, NY	2.0	1.0	850	$1,150	$1.35	0d	1	1.12mi
11 Beattie Ave Lockport, NY	3.0	1.0	1230	$1,800	$1.46	82d	1	1.13mi
70 Harvey Ave Unit 5 Lockport, NY	1.0	1.0	—	$895	—	10d	1	1.14mi
271 Locust St Lockport, NY	1.0	1.0	—	$975	—	10d	1	1.16mi
1 Tudor Ln Lockport, NY	1.0	1.0	750	$1,075	$1.43	0d	1	1.17mi
189 West Ave Unit 1 Lockport, NY	2.0	1.0	—	$1,130	—	6d	1	1.25mi

Property features AI

Finance

• Financial info: Owner pays trash collection and water for tenantsRent includes trash collection and waterOperating expenses include professional management, trash, and water/sewerTwo-unit multifamily property with both units occupied (one unit leased through 01/31/2027)

Exterior

• Parking: One garage spaceAdditional parking available
• Utilities: Public water connectedSewer connected
• Home design: Two-story buildingResale propertyVinyl siding
• Construction: Asphalt roofVinyl siding construction
• Exterior features: City street frontageNear public transitRectangular residential lot (approx. 33 x 82)

Interior

• Kitchen: Oven/range in units
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: CarpetVinylVaried flooring
• Bathrooms: Two full bathrooms total (each unit has 1 full bathroom)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementGas water heater
• Laundry & utility: Separate gas meters for each unitSeparate electric meters for each unit

Listing history 44 events

1. 2026-09-24
   days on market $155,000 Active 37 DOM
2. 2026-09-23
   days on market $155,000 Active 36 DOM
3. 2026-09-22
   days on market $155,000 Active 35 DOM
4. 2026-09-21
   days on market $155,000 Active 34 DOM
5. 2026-09-20
   days on market $155,000 Active 33 DOM
6. 2026-09-19
   days on market $155,000 Active 32 DOM
7. 2026-09-18
   days on market $155,000 Active 31 DOM
8. 2026-09-17
   days on market $155,000 Active 30 DOM
9. 2026-09-16
   days on market $155,000 Active 29 DOM
10. 2026-09-15
    days on market $155,000 Active 28 DOM
11. 2026-09-14
    days on market $155,000 Active 27 DOM
12. 2026-09-13
    days on market $155,000 Active 26 DOM
13. 2026-09-12
    days on market $155,000 Active 25 DOM
14. 2026-09-11
    days on market $155,000 Active 24 DOM
15. 2026-09-05
    days on market $155,000 Active 18 DOM
16. 2026-09-04
    days on market $155,000 Active 17 DOM
17. 2026-09-03
    days on market $155,000 Active 16 DOM
18. 2026-08-31
    days on market $155,000 Active 13 DOM
19. 2026-08-29
    days on market $155,000 Active 11 DOM
20. 2026-08-28
    days on market $155,000 Active 10 DOM
21. 2026-08-27
    days on market $155,000 Active 9 DOM
22. 2026-08-26
    days on market $155,000 Active 8 DOM
23. 2026-08-25
    days on market $155,000 Active 7 DOM
24. 2026-08-24
    days on market $155,000 Active 6 DOM
25. 2026-08-23
    days on market $155,000 Active 5 DOM
26. 2026-08-22
    days on market $155,000 Active 4 DOM
27. 2026-08-21
    days on market $155,000 Active 3 DOM
28. 2026-08-20
    days on market $155,000 Active 2 DOM
29. 2026-08-19
    remarks 699-char remark
30. 2026-08-19
    pricedays on marketlisting id $155,000 Active 1 DOM
31. 2026-06-05
    days on market $159,000 Active 93 DOM
32. 2026-06-03
    days on market $159,000 Active 92 DOM
33. 2026-06-02
    days on market $159,000 Active 91 DOM
34. 2026-06-01
    days on market $159,000 Active 90 DOM
35. 2026-05-31
    days on market $159,000 Active 89 DOM
36. 2026-03-03
    listed $159,000 Active
37. 2022-09-05
    historical
38. 2022-06-03
    listed $142,500 Active
39. 2019-02-15
    soldstatus $52,000 Closed Sale or Rented 188-char remark
40. 2019-01-12
    status Pending Sale 188-char remark
41. 2019-01-08
    status Under Contract- Do Not Show 188-char remark
42. 2018-12-21
    price $57,500 188-char remark
43. 2018-11-12
    listed $59,900 Active 188-char remark
44. 2006-11-22
    soldstatus $55,000

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$420/yr (+$35/mo · 23.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $26,820
• − Mortgage interest: −$8,682
• − Property taxes: −$1,779
• − Insurance: −$775
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$4,509
• Taxable income: $6,783
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $7,252/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $61,200–$110,160 screening

This two-family property requires significant exterior repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Aged appearance
• Major foundation — Visible wear on the foundation

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and property value ↑
• Both repair and replace siding — New siding will improve the home's appearance and increase its value ↑
• Both repair and replace roof — A new roof will improve the home's appearance and increase its value ↑
• Both repair foundation — A repaired foundation will improve the home's structural integrity and increase its value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Anna Merritt Elementary School F NY #1,577/2,108 Nat'l #23,081/41,679 High Lockport High School B+ NY #659/1,100 Nat'l #1,751/17,239

Schools (NCES district)

• District: Lockport City School District
• NCES district ID: 3617670
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 49% ▲ 3.00%
• Median HH income: $43,793
• Composite: 39.28/100
• National rank: #3997
• State rank: #452 of 590 in NY

B Composite livability gradescore 76/100

Livability — Lockport

• Score: 76/100
• State rank: #232
• US rank: #3669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lockport, NY
• County: Niagara County · 204,149 people
• City population: 50,153
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 50,153
• Household income: $75,427
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 1%

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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: ▼ -262.57%
• Current HPI: 303.6109
• Rent YoY: ▲ 3.67%
• Metro: Buffalo-Cheektowaga, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Financial info: Owner pays trash collection and water for tenantsRent includes trash collection and waterOperating expenses include professional management, trash, and water/sewerTwo-unit multifamily property with both units occupied (one unit leased through 01/31/2027)

Exterior

• Parking: One garage spaceAdditional parking available
• Utilities: Public water connectedSewer connected
• Home design: Two-story buildingResale propertyVinyl siding
• Construction: Asphalt roofVinyl siding construction
• Exterior features: City street frontageNear public transitRectangular residential lot (approx. 33 x 82)

Interior

• Kitchen: Oven/range in units
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: CarpetVinylVaried flooring
• Bathrooms: Two full bathrooms total (each unit has 1 full bathroom)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementGas water heater
• Laundry & utility: Separate gas meters for each unitSeparate electric meters for each unit

Price history

+181.8% since first listed

10 events — show timeline

• 2026-08-18 Listed $155,000 WNYREIS
• 2026-03-03 Listed $159,000 WNYREIS
• 2022-09-05 Listing Removed — WNYREIS
• 2022-06-03 Listed $142,500 WNYREIS
• 2019-02-15 Sold (MLS) $52,000 WNYREIS
• 2019-01-12 Pending — WNYREIS
• 2019-01-08 Pending — WNYREIS
• 2018-12-21 Price Changed $57,500 WNYREIS
• 2018-11-12 Listed $59,900 WNYREIS
• 2006-11-22 Sold (Public Records) $55,000 Public Records

Property tax history

+4.6%/yr

Latest (2026): $1,779 · +0.0% YoY. Source: county tax records.