2410 Cleveland Ave · Niagara Falls, NY 14305

$124,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 32 Days on market

Built 1924 4,212 sqft lot Est $103k · 21% over

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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).

• Cash flow +14.4/30.0
• 1% rule +6.0/10.0
• DSCR +4.4/10.0
• 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

This charming vinyl-sided home is located just minutes from Niagara Falls and features a welcoming covered front porch. Inside, a large living room, updated kitchen, a formal dining room with luxury vinyl planking, while the upper level boasts beautiful hardwood floors throughout the three bedrooms. Upstairs bath has been renovated. The home has been updated with new windows and passed a Section 8 inspection following the remediation of a small area of lead paint. The basement includes glass block windows and washer/dryer hookups, with a hot water tank and electrical system both updated three years ago. The property offers a fully privacy-fenced yard, a one-car garage with alley access, and two additional parking spaces next to the garage. A full, walk-up attic provides ample storage space, making this a perfect home for comfortable living.

Key facts

• Covered front porch
• Walk up attic
• Newer windows

Tags

• COVERED FRONT PORCH
• UPDATED HOT WATER TANK
• UPDATED ELECTRICAL SYSTEM
• NEWER WINDOWS
• UPDATED KITCHEN
• WALK UP ATTIC

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1-car garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Existing (previously built) structure
• Construction: Vinyl siding; Poured foundation
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 36 x 117

Interior

• Kitchen: Country-style kitchen; Appliances negotiable
• Flooring: Hardwood floors; Laminate flooring; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Country kitchen
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $26 ($310/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

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: crime F, amenities F, commute 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.
• Zoned schools: Hyde Park School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 505 students, 81% FRL); Gaskill Preparatory School (math 10% / reading 22%, grade F, #702 of 729 statewide, top 96%, 500 students, 78% FRL); Niagara Falls High School (math 75% / reading 92%, grade A, #409 of 1,100 statewide, top 39%, 2,139 students, 71% FRL).
• Market conditions: 142 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/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 $864 of loan paydown is wiped out by about $4k 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

• It's been on market 32 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 1.10% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $103,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2189 Seneca Ave	0.28mi	3/1.5	1,125 (-4%)	2mo	$130,000	$116	76
1812 Pierce Ave	0.47mi	3/1.0	1,152 (-2%)	0mo	$65,000	$56	74
1852 Ontario Ave	0.27mi	3/1.0	1,273 (+8%)	3mo	$85,000	$67	72
3213 Niagara Ave	0.47mi	3/1.0	1,202 (+2%)	4mo	$180,000	$150	71
1870 South Ave	0.22mi	3/1.0	1,320 (+12%)	0mo	$116,000	$88	69
1512 Willow Ave	0.60mi	3/1.0	1,148 (-2%)	0mo	$39,300	$34	68
2540 Jerauld Ave	0.30mi	2/1.5 (-1)	1,108 (-6%)	2mo	$223,000	$201	68
1849 Niagara Ave	0.24mi	3/1.0	1,336 (+14%)	5mo	$65,000	$49	62
2919 Michigan Ave	0.39mi	3/2.0	1,272 (+8%)	5mo	$165,000	$130	60
2219 Forest Ave	0.65mi	3/1.0	1,116 (-5%)	5mo	$155,000	$139	57
1317 Niagara Ave	0.64mi	2/2.0 (-1)	1,310 (+11%)	1mo	$28,000	$21	41
1307 Michigan Ave	0.70mi	3/1.5	1,330 (+13%)	4mo	$41,000	$31	40

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-18,452
• Equity at exit: $18,623

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-13,371
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$655
• Tax from tax record: −$354 /mo · $4,250/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $26

Break-even live

Break-even rent $1,343

Max offer price $124,900

Occupancy floor 93%

Sensitivity live

Price	-10% $97	-5% $61	+0% $26	+5% $-10	+10% $-45
Rent	-10% $-83	-5% $-29	+0% $26	+5% $80	+10% $135
Rate	-1.0pp $89	-0.5pp $58	base $26	+0.5pp $-7	+1.0pp $-39

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	19d	1	0.13mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	3d	1	0.31mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	3d	1	0.31mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	5d	1	0.40mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	45d	1	0.53mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	25d	1	0.72mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	23d	1	0.74mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	5d	1	0.85mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	25d	1	0.91mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	3d	1	1.06mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	19d	1	1.14mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	16d	1	1.21mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	45d	1	1.24mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	12d	1	1.27mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	45d	1	1.28mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	45d	1	1.30mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	5d	1	1.32mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	45d	1	1.36mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	45d	1	1.36mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	1.40mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	1.41mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	25d	1	1.44mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	16d	1	1.44mi

Listing history 32 events

1. 2026-06-21
   days on market $124,900 Active 32 DOM
2. 2026-06-18
   days on market $124,900 Active 29 DOM
3. 2026-06-17
   days on market $124,900 Active 28 DOM
4. 2026-06-16
   days on market $124,900 Active 27 DOM
5. 2026-06-15
   days on market $124,900 Active 26 DOM
6. 2026-06-13
   days on market $124,900 Active 24 DOM
7. 2026-06-13
   days on market $124,900 Active 23 DOM
8. 2026-06-10
   days on market $124,900 Active 21 DOM
9. 2026-06-09
   days on market $124,900 Active 20 DOM
10. 2026-06-08
    days on market $124,900 Active 19 DOM
11. 2026-06-08
    price $124,900 Active 18 DOM
12. 2026-06-07
    days on market $129,900 Active 18 DOM
13. 2026-06-03
    days on market $129,900 Active 14 DOM
14. 2026-06-02
    days on market $129,900 Active 13 DOM
15. 2026-06-01
    days on market $129,900 Active 12 DOM
16. 2026-05-31
    days on market $129,900 Active 11 DOM
17. 2026-05-20
    listed $129,900 Active
18. 2024-09-30
    soldstatus $119,900 Closed 852-char remark

    Show marketing remark (852 chars)

    This charming vinyl-sided home is located just minutes from Niagara Falls and features a welcoming covered front porch. Inside, a large living room, updated kitchen, a formal dining room with luxury vinyl planking, while the upper level boasts beautiful hardwood floors throughout the three bedrooms. Upstairs bath has been renovated. The home has been updated with new windows and passed a Section 8 inspection following the remediation of a small area of lead paint. The basement includes glass block windows and washer/dryer hookups, with a hot water tank and electrical system both updated three years ago. The property offers a fully privacy-fenced yard, a one-car garage with alley access, and two additional parking spaces next to the garage. A full, walk-up attic provides ample storage space, making this a perfect home for comfortable living.

19. 2024-07-30
    status Pending 852-char remark

    Show marketing remark (852 chars)

    This charming vinyl-sided home is located just minutes from Niagara Falls and features a welcoming covered front porch. Inside, a large living room, updated kitchen, a formal dining room with luxury vinyl planking, while the upper level boasts beautiful hardwood floors throughout the three bedrooms. Upstairs bath has been renovated. The home has been updated with new windows and passed a Section 8 inspection following the remediation of a small area of lead paint. The basement includes glass block windows and washer/dryer hookups, with a hot water tank and electrical system both updated three years ago. The property offers a fully privacy-fenced yard, a one-car garage with alley access, and two additional parking spaces next to the garage. A full, walk-up attic provides ample storage space, making this a perfect home for comfortable living.

20. 2024-07-12
    listed $119,900 Active 852-char remark

    Show marketing remark (852 chars)

    This charming vinyl-sided home is located just minutes from Niagara Falls and features a welcoming covered front porch. Inside, a large living room, updated kitchen, a formal dining room with luxury vinyl planking, while the upper level boasts beautiful hardwood floors throughout the three bedrooms. Upstairs bath has been renovated. The home has been updated with new windows and passed a Section 8 inspection following the remediation of a small area of lead paint. The basement includes glass block windows and washer/dryer hookups, with a hot water tank and electrical system both updated three years ago. The property offers a fully privacy-fenced yard, a one-car garage with alley access, and two additional parking spaces next to the garage. A full, walk-up attic provides ample storage space, making this a perfect home for comfortable living.

21. 2023-10-26
    historical
22. 2023-07-10
    price $115,000
23. 2023-06-25
    listed $125,000 Active
24. 2021-02-01
    soldstatus $67,000 Closed Sale or Rented
25. 2020-11-23
    status Under Contract- Do Not Show
26. 2020-11-18
    status Active
27. 2020-11-09
    status Under Contract- Do Not Show
28. 2020-10-20
    status Active
29. 2020-09-14
    status Pending Sale
30. 2020-08-24
    price $69,900
31. 2020-08-10
    listed $74,900 Active
32. 2000-05-23
    soldstatus $37,500

ⓘ 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: $4,250 · $354/mo
• Projected year-2 tax: $4,250 · $354/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 2/10 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: $16,512
• − Mortgage interest: −$6,996
• − Property taxes: −$4,250
• − Insurance: −$624
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,633
• Taxable loss: −$1,634
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $702/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

+246.4% since first listed

16 events — show timeline

• 2026-05-20 Listed $129,900 WNYREIS
• 2024-09-30 Sold (MLS) $119,900 WNYREIS
• 2024-07-30 Pending — WNYREIS
• 2024-07-12 Listed $119,900 WNYREIS
• 2023-10-26 Listing Removed — WNYREIS
• 2023-07-10 Price Changed $115,000 WNYREIS
• 2023-06-25 Listed $125,000 WNYREIS
• 2021-02-01 Sold (MLS) $67,000 WNYREIS
• 2020-11-23 Pending — WNYREIS
• 2020-11-18 Relisted — WNYREIS
• 2020-11-09 Pending — WNYREIS
• 2020-10-20 Relisted — WNYREIS
• 2020-09-14 Pending — WNYREIS
• 2020-08-24 Price Changed $69,900 WNYREIS
• 2020-08-10 Listed $74,900 WNYREIS
• 2000-05-23 Sold (Public Records) $37,500 Public Records

Property tax history

+14.4%/yr

Latest (2025): $4,250 · +27.7% YoY. Source: county tax records.