2710 Pierce Ave · Niagara Falls, NY 14301

$100,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 111 Days on market

Built 1920 2,220 sqft lot Est $121k · 17% 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 +25.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +7.9/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

Key facts

• Formal dining room
• Eat in kitchen
• Roof on main house

Tags

• EAT IN KITCHEN
• FORMAL DINING ROOM
• COVER FRONT PORCH
• MANY REPLACEMENT WINDOWS
• ROOF ON MAIN HOUSE
• TWO FINISHED ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% 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: 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.29% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $120,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2902 Linwood Ave	0.16mi	3/1.0	1,376 (+12%)	4mo	$180,000	$131	70
2487 Grand Ave	0.41mi	4/1.5 (+1)	1,188 (-4%)	1mo	$169,900	$143	67
1812 Pierce Ave	0.52mi	3/1.0	1,152 (-6%)	0mo	$65,000	$56	65
1870 South Ave	0.50mi	3/1.0	1,320 (+7%)	0mo	$116,000	$88	64
2456 South Ave	0.33mi	3/1.0	1,380 (+12%)	2mo	$120,000	$87	63
1852 Ontario Ave	0.65mi	3/1.0	1,273 (+3%)	3mo	$85,000	$67	62
1512 Willow Ave	0.73mi	3/1.0	1,148 (-7%)	0mo	$39,300	$34	54
605 29th St	0.57mi	4/1.0 (+1)	1,320 (+7%)	3mo	$130,000	$98	54
2189 Seneca Ave	0.68mi	3/1.5	1,125 (-9%)	2mo	$130,000	$116	50
628 20th St	0.69mi	3/2.0	1,328 (+8%)	1mo	$115,000	$87	50
633 33rd St	0.59mi	3/1.0	1,050 (-15%)	1mo	$145,000	$138	47
2540 Jerauld Ave	0.59mi	2/1.5 (-1)	1,108 (-10%)	2mo	$223,000	$201	47

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.7%
• Equity multiple: 3.70×
• Total profit: $75,483
• Equity at exit: $90,088

10-year hold

• IRR: 31.0%
• Equity multiple: 9.15×
• Total profit: $228,332
• Equity at exit: $194,278

Cash invested: $28,000 (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 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 164
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$524
• Tax from tax record: −$236 /mo · $2,827/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $221

Break-even live

Break-even rent $1,015

Max offer price $100,000

Occupancy floor 78%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	0.09mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	16d	1	0.28mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	43d	1	0.53mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	0.60mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	1d	1	0.66mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	1d	1	0.66mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	0.67mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	3d	1	0.82mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	0.85mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	10d	1	0.90mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	0.91mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	14d	1	0.91mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	43d	1	0.96mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	1.02mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	14d	1	1.04mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	43d	1	1.05mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	16d	1	1.05mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	1.12mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	43d	1	1.14mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	1d	1	1.17mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	43d	1	1.35mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	1d	1	1.41mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	23d	1	1.42mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	1.42mi

Listing history 18 events

1. 2026-02-19
   status Pending
2. 2025-10-31
   listed $100,000 Active
3. 2021-10-28
   historical
4. 2021-10-22
   soldstatus $115,000 Closed Sale or Rented 518-char remark

   Show marketing remark (518 chars)

   VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

5. 2021-10-22
   listed $100,000 Active

   Show marketing remark (518 chars)

   VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

6. 2021-09-22
   price $100,000 518-char remark

   Show marketing remark (518 chars)

   VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

7. 2021-07-06
   price $125,000 518-char remark

   Show marketing remark (518 chars)

   VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

8. 2021-06-15
   price $90,000 518-char remark

   Show marketing remark (518 chars)

   VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

9. 2021-06-05
   price $100,000 518-char remark

   Show marketing remark (518 chars)

   VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

10. 2021-05-25
    status Active 518-char remark

    Show marketing remark (518 chars)

    VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

11. 2021-04-12
    historical Continue to Show- Under Contract 518-char remark

    Show marketing remark (518 chars)

    VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

12. 2021-04-02
    price $110,000 518-char remark

    Show marketing remark (518 chars)

    VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

13. 2021-03-28
    price $130,000 518-char remark

    Show marketing remark (518 chars)

    VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

14. 2021-02-28
    listed $100,000 Active 518-char remark

    Show marketing remark (518 chars)

    VIP Pricing. Seller would like to see offers starting at $100,000. Ready for a Quick Closing! CLOSE TO HYDE PARK! APPROVED for a bed and breakfast! Great income potential or simply a great, move in condition home for your family! Featuring 4 bedrooms, eat in kitchen, formal dining room, garage, covered front porch and Central air! Full basement. Upgrades include: many replacement windows and roof on main house (about 10 yrs). Two finished rooms on the 3rd floor adds to square footage! PRIVATE FINANCING AVAILABLE!

15. 2015-08-31
    soldstatus $30,000 Closed Sale or Rented
16. 2015-07-09
    status Pending Sale
17. 2015-05-13
    listed $34,900 Active
18. 2014-06-09
    listed $38,000

ⓘ 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: $2,827 · $236/mo
• Projected year-2 tax: $2,827 · $236/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 3/10 Moderate 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: $15,538
• − Mortgage interest: −$5,602
• − Property taxes: −$2,827
• − Insurance: −$500
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,909
• Taxable income: $1,214
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $2,363/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): 10,923
• Household income: $34,549
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 954.0

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 0.58)
• Race & ethnicity: White 59% Black 25% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China, Dominican Republic
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▲ 15.41%
• Current HPI: 266.1457
• Rent YoY: ▲ 8.79%
• 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

+163.2% since first listed

18 events — show timeline

• 2026-02-19 Pending — WNYREIS
• 2025-10-31 Listed $100,000 WNYREIS
• 2021-10-28 Listing Removed — WNYREIS
• 2021-10-22 Listed $100,000 WNYREIS
• 2021-10-22 Sold (MLS) $115,000 WNYREIS
• 2021-09-22 Price Changed $100,000 WNYREIS
• 2021-07-06 Price Changed $125,000 WNYREIS
• 2021-06-15 Price Changed $90,000 WNYREIS
• 2021-06-05 Price Changed $100,000 WNYREIS
• 2021-05-25 Relisted — WNYREIS
• 2021-04-12 Contingent — WNYREIS
• 2021-04-02 Price Changed $110,000 WNYREIS
• 2021-03-28 Price Changed $130,000 WNYREIS
• 2021-02-28 Listed $100,000 WNYREIS
• 2015-08-31 Sold (MLS) $30,000 WNYREIS
• 2015-07-09 Pending — WNYREIS
• 2015-05-13 Listed $34,900 WNYREIS
• 2014-06-09 Listed $38,000 WNYREIS

Property tax history

+5.3%/yr

Latest (2025): $2,827 · -12.5% YoY. Source: county tax records.