1611 Linwood Ave · Niagara Falls, NY 14305

$80,000

2 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 66 Days on market

Built 1920 4,724 sqft lot $66/sqft · 27% above area Est $63k · 27% over

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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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity in Niagara Falls, this affordable and adorable property is located within the cities Air-Bnb zone. Situated only 5 minutes from Niagara Falls State Park and surrounding attractions. The home does have off street parking and a fair sized yard. Inside you will find new flooring in the living room and formal dining room. As well as new carpet in the bedrooms. 1st floor bedroom is large with a double closet set up. Upstairs is the second bedroom which can be counted as 2, if you count the pass through room. Home has multiple new windows and an updated electrical service panel. Sold fully as-is, including the items remaining in the home. Some TLC needed. Water & Plumbing systems passed city compliance check. Showings begin right away, seller is open to reviewing offers as they come.

Key facts

• Double closet
• Off street parking
• New carpet

Tags

• OFF STREET PARKING
• FAIR SIZED YARD
• NEW FLOORING
• NEW CARPET
• DOUBLE CLOSET
• MULTIPLE NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 7.7% in Niagara Falls — 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 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $553 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 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 $46k; list at $80k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1920 — 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: 1.59% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.08%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $62,795
• List price: $80,000
• Delta: 27.40%
• 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
1512 Willow Ave	0.08mi	3/1.0 (+1)	1,148 (-5%)	0mo	$39,300	$34	83
1812 Pierce Ave	0.18mi	3/1.0 (+1)	1,152 (-4%)	0mo	$65,000	$56	79
1317 Niagara Ave	0.34mi	2/2.0	1,310 (+9%)	1mo	$28,000	$21	65
1870 South Ave	0.31mi	3/1.0 (+1)	1,320 (+10%)	0mo	$116,000	$88	64
1852 Ontario Ave	0.43mi	3/1.0 (+1)	1,273 (+6%)	3mo	$85,000	$67	63
724 17th St	0.52mi	3/1.5 (+1)	1,179 (-2%)	4mo	$70,000	$59	62
1133 Whitney Ave	0.37mi	3/1.0 (+1)	1,057 (-12%)	3mo	$76,100	$72	55
1013 13th St	0.39mi	3/1.0 (+1)	1,352 (+12%)	3mo	$97,000	$72	54
1148 Haeberle Ave	0.58mi	3/1.0 (+1)	1,302 (+8%)	4mo	$85,000	$65	51
2189 Seneca Ave	0.66mi	3/1.5 (+1)	1,125 (-7%)	2mo	$130,000	$116	50
2456 South Ave	0.58mi	3/1.0 (+1)	1,380 (+14%)	2mo	$120,000	$87	42
628 20th St	0.66mi	3/2.0 (+1)	1,328 (+10%)	2mo	$115,000	$87	42

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: 17.3%
• Equity multiple: 1.70×
• Total profit: $15,681
• Equity at exit: $11,928

10-year hold

• IRR: 25.8%
• Equity multiple: 3.26×
• Total profit: $50,592
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

ZIP-level market 14305

• Home prices YoY: -10.9%
• Active inventory: 142
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $449

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $505	-5% $477	+0% $449	+5% $422	+10% $394
Rent	-10% $349	-5% $399	+0% $449	+5% $500	+10% $550
Rate	-1.0pp $490	-0.5pp $470	base $449	+0.5pp $429	+1.0pp $408

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	44d	1	0.19mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	24d	1	0.32mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	4d	1	0.38mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	2d	1	0.41mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	2d	1	0.41mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	22d	1	0.44mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	24d	1	0.45mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	4d	1	0.58mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	18d	1	0.59mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	18d	1	0.68mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	4d	1	0.80mi
700 Pine Ave Unit 1 Niagara Falls, NY	1.0	1.0	1075	$1,075	$1.00	12d	1	0.84mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	2d	1	0.90mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	24d	1	0.92mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	44d	1	0.92mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	44d	1	0.95mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	15d	1	1.00mi
510 6th St Unit 3 Niagara Falls, NY	1.0	1.0	950	$900	$0.95	44d	1	1.07mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	44d	1	1.09mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	44d	1	1.09mi
616 Niagara St Niagara Falls, NY	1.0	1.0	750	$1,288	$1.72	2d	1	1.16mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	11d	1	1.19mi
460 3rd St Niagara Falls, NY	1.0	1.0	725	$1,212	$1.67	2d	1	1.27mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	1.40mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	44d	1	1.46mi

Listing history 28 events

1. 2026-06-18
   days on market $80,000 Active 66 DOM
2. 2026-06-17
   days on market $80,000 Active 65 DOM
3. 2026-06-16
   days on market $80,000 Active 64 DOM
4. 2026-06-15
   days on market $80,000 Active 63 DOM
5. 2026-06-13
   days on market $80,000 Active 61 DOM
6. 2026-06-13
   days on market $80,000 Active 60 DOM
7. 2026-06-10
   days on market $80,000 Active 58 DOM
8. 2026-06-09
   days on market $80,000 Active 57 DOM
9. 2026-06-08
   days on market $80,000 Active 56 DOM
10. 2026-06-07
    days on market $80,000 Active 55 DOM
11. 2026-06-03
    days on market $80,000 Active 51 DOM
12. 2026-06-02
    days on market $80,000 Active 50 DOM
13. 2026-06-01
    days on market $80,000 Active 49 DOM
14. 2026-05-31
    days on market $80,000 Active 48 DOM
15. 2026-04-13
    listed $80,000 Active 806-char remark

    Show marketing remark (806 chars)

    Opportunity in Niagara Falls, this affordable and adorable property is located within the cities Air-Bnb zone. Situated only 5 minutes from Niagara Falls State Park and surrounding attractions. The home does have off street parking and a fair sized yard. Inside you will find new flooring in the living room and formal dining room. As well as new carpet in the bedrooms. 1st floor bedroom is large with a double closet set up. Upstairs is the second bedroom which can be counted as 2, if you count the pass through room. Home has multiple new windows and an updated electrical service panel. Sold fully as-is, including the items remaining in the home. Some TLC needed. Water & Plumbing systems passed city compliance check. Showings begin right away, seller is open to reviewing offers as they come.

16. 2026-02-19
    historical
17. 2026-02-03
    historical Active Under Contract
18. 2025-12-26
    price $75,000
19. 2025-08-19
    listed $85,000 Active
20. 2024-04-16
    soldstatus $45,500
21. 2018-04-20
    soldstatus $20,000 Closed Sale or Rented
22. 2018-01-31
    status Pending Sale
23. 2018-01-09
    status Under Contract- Do Not Show
24. 2017-11-30
    listed $27,500 Active
25. 2012-09-28
    soldstatus $21,000
26. 2012-05-01
    listed $24,900
27. 2011-07-08
    soldstatus $9,555
28. 2011-06-13
    listed $9,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $15,225
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,327
• Taxable income: $4,380
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $4,342/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): 16,696
• Household income: $51,004
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1095.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 13% Hispanic / Latino 8% Asian 1% Native American 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -43.08%
• Current HPI: 350.8741
• 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

+788.9% since first listed

14 events — show timeline

• 2026-04-13 Listed $80,000 WNYREIS
• 2026-02-19 Listing Removed — WNYREIS
• 2026-02-03 Contingent — WNYREIS
• 2025-12-26 Price Changed $75,000 WNYREIS
• 2025-08-19 Listed $85,000 WNYREIS
• 2024-04-16 Sold (Public Records) $45,500 Public Records
• 2018-04-20 Sold (MLS) $20,000 WNYREIS
• 2018-01-31 Pending — WNYREIS
• 2018-01-09 Pending — WNYREIS
• 2017-11-30 Listed $27,500 WNYREIS
• 2012-09-28 Sold (MLS) $21,000 WNYREIS
• 2012-05-01 Listed $24,900 WNYREIS
• 2011-07-08 Sold (MLS) $9,555 WNYREIS
• 2011-06-13 Listed $9,000 WNYREIS

Property tax history

+15.6%/yr

Latest (2025): $5,131 · +217.8% YoY. Source: county tax records.