1459 Wyoming Ave · Niagara Falls, NY 14305

$153,900

4 bd · 1.0 ba · 1,354 sqft · SingleFamily public records · 52 Days on market

Built 1951 6,000 sqft lot $114/sqft · 27% below area Est $211k · 27% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.2/10.0
• 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

4 bedroom Cape Cod home in the DeVeaux section of Niagara Falls very near Niagara University. Lots of updates including a new architectural roof, newer hot water tank, some new thermopane windows, new carpeting throughout the first floor and freshly painted interior. This is a nice home for the money. Sale includes dishwasher, stove and refrigerator!

Key facts

• Extra storage
• Patio
• Concrete driveway

Tags

• CONVENIENT LAUNDRY SPACE
• EXTRA STORAGE
• CONCRETE DRIVEWAY
• GENEROUSLY SIZED BACKYARD
• PATIO
• STRONG RENTAL POTENTIAL

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: Single-story building (listed as 1 story); Resale property; Built with brick, frame and vinyl siding construction
• Construction: Brick, frame and vinyl siding construction; Existing (previously built) structure
• Exterior features: Concrete driveway; Patio; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 60 x 100

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Two main-level bedrooms; Additional bedrooms on first and second levels (total 4 bedrooms described across levels)
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Eat-in kitchen; Separate/formal living room; Solid surface counters; Bedroom on main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $149k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 7.7% in Niagara Falls — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $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 + 3.0% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $49k; list at $154k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,283 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1951 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 6.8

CMA / ARV

• ARV (median comp): $211,387
• List price: $153,900
• Delta: -27.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4626 Patricia Dr	0.11mi	4/1.0	1,162 (-14%)	4mo	$175,257	$151	68
1340 Garrett Ave	0.23mi	3/1.5 (-1)	1,376 (+2%)	14mo	$214,200	$156	68
1315 Maple Ave	0.42mi	3/1.0 (-1)	1,412 (+4%)	2mo	$158,000	$112	67
4011 Bell St	0.47mi	3/2.0 (-1)	1,350 (-0%)	4mo	$150,000	$111	66
4233 Crescent Dr	0.25mi	3/1.0 (-1)	1,275 (-6%)	10mo	$185,000	$145	65
4654 Patricia Dr	0.06mi	4/1.0	1,162 (-14%)	11mo	$160,000	$138	64
3742 Mckoon Ave	0.71mi	3/1.5 (-1)	1,364 (+1%)	6mo	$101,200	$74	53
1403 Lafayette Ave	0.14mi	3/1.5 (-1)	1,162 (-14%)	14mo	$195,000	$168	52
3915 Deveaux St	0.56mi	3/2.0 (-1)	1,460 (+8%)	0mo	$120,000	$82	52
1112 College Ave	0.59mi	4/2.0	1,246 (-8%)	11mo	$165,000	$132	46
5962 Hyde Park Blvd	0.31mi	3/2.0 (-1)	1,175 (-13%)	13mo	$248,000	$211	43
3834 Deveaux St	0.63mi	4/1.0	1,184 (-13%)	12mo	$153,000	$129	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: 0.0%
• Equity multiple: 1.00×
• Total profit: $8
• Equity at exit: $22,947

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $32,261
• Equity at exit: $13,306

Cash invested: $43,092 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,880 medium
• Mortgage (P&I): −$807
• Tax from tax record: −$223 /mo · $2,675/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $391

Break-even live

Break-even rent $1,385

Max offer price $153,900

Occupancy floor 74%

Sensitivity live

Price	-10% $478	-5% $435	+0% $391	+5% $347	+10% $304
Rent	-10% $242	-5% $317	+0% $391	+5% $465	+10% $539
Rate	-1.0pp $468	-0.5pp $430	base $391	+0.5pp $351	+1.0pp $310

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	0.84mi

Listing history 20 events

1. 2026-06-18
   days on market $153,900 Active 52 DOM
2. 2026-06-17
   days on market $153,900 Active 51 DOM
3. 2026-06-16
   days on market $153,900 Active 50 DOM
4. 2026-06-15
   days on market $153,900 Active 49 DOM
5. 2026-06-13
   days on market $153,900 Active 47 DOM
6. 2026-06-13
   days on market $153,900 Active 46 DOM
7. 2026-06-10
   days on market $153,900 Active 44 DOM
8. 2026-06-09
   days on market $153,900 Active 43 DOM
9. 2026-06-08
   days on market $153,900 Active 42 DOM
10. 2026-06-07
    days on market $153,900 Active 41 DOM
11. 2026-06-03
    days on market $153,900 Active 37 DOM
12. 2026-06-02
    days on market $153,900 Active 36 DOM
13. 2026-06-01
    days on market $153,900 Active 35 DOM
14. 2026-05-31
    days on market $153,900 Active 34 DOM
15. 2026-04-27
    listed $153,900 Active 1146-char remark
16. 2017-01-08
    historical
17. 2016-09-17
    listed $59,900 Active
18. 2013-10-15
    soldstatus $49,100
19. 2013-10-11
    soldstatus $49,000

    Show marketing remark (352 chars)

    4 bedroom Cape Cod home in the DeVeaux section of Niagara Falls very near Niagara University. Lots of updates including a new architectural roof, newer hot water tank, some new thermopane windows, new carpeting throughout the first floor and freshly painted interior. This is a nice home for the money. Sale includes dishwasher, stove and refrigerator!

20. 2013-08-28
    listed $54,900

    Show marketing remark (352 chars)

    4 bedroom Cape Cod home in the DeVeaux section of Niagara Falls very near Niagara University. Lots of updates including a new architectural roof, newer hot water tank, some new thermopane windows, new carpeting throughout the first floor and freshly painted interior. This is a nice home for the money. Sale includes dishwasher, stove and refrigerator!

ⓘ 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: $2,675 · $223/mo
• Projected year-2 tax: $2,675 · $223/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $22,557
• − Mortgage interest: −$8,621
• − Property taxes: −$2,675
• − Insurance: −$770
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$4,477
• Taxable income: $2,406
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $4,114/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

+180.3% since first listed

6 events — show timeline

• 2026-04-27 Listed $153,900 WNYREIS
• 2017-01-08 Listing Removed — WNYREIS
• 2016-09-17 Listed $59,900 WNYREIS
• 2013-10-15 Sold (Public Records) $49,100 Public Records
• 2013-10-11 Sold (MLS) $49,000 WNYREIS
• 2013-08-28 Listed $54,900 WNYREIS

Property tax history

+5.8%/yr

Latest (2025): $2,675 · +9.0% YoY. Source: county tax records.