110 Prospect St · Lockport, NY 14094

$125,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 10 Days on market

Built 1900 3,485 sqft lot Est $155k · 19% under ↓ 30% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• 1% rule +4.5/10.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom home in the city of lockport ny. many up dates include floors , freshly painted through out new furnace and hotwater tank . new furniture through out house is negotiable

Key facts

• Covered front porch
• Large windows
• Fenced yard

Tags

• FENCED YARD
• REAR OFF-STREET PARKING
• COVERED FRONT PORCH
• LARGE WINDOWS
• AMPLE CABINETRY
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property listed as resale
• Financial info: Financial details not provided
• HOA & community: Trails/paths in the community

Exterior

• Parking: No garage
• Security: No specific security features listed
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story home; Existing (previously built)
• Construction: Vinyl siding; Copper plumbing; Stone foundation; Architectural shingle roof
• Exterior features: Fully fenced yard; Covered porch; Porch; Gravel driveway; Rectangular lot; Near public transit

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Bedrooms: Bedrooms not specified
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Dining area; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Laundry in basement

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 $2 ($27/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (5.5% below list).
• Recommended offer: $118k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% 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); 357 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,152 (5.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $155,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Prospect St	0.06mi	3/1.0	1,075 (-11%)	1mo	$149,900	$139	77
382 Ontario St	0.41mi	3/1.0	1,131 (-7%)	1mo	$144,900	$128	69
301 Hawley St	0.44mi	3/1.0	1,152 (-5%)	3mo	$150,000	$130	69
32 Webb St	0.16mi	3/2.0	1,345 (+11%)	6mo	$160,000	$119	65
370 Green St	0.45mi	3/1.0	1,308 (+8%)	3mo	$195,000	$149	63
471 Hawley St	0.73mi	3/1.0	1,208 (-0%)	6mo	$132,000	$109	60
45 Price St	0.47mi	2/1.0 (-1)	1,300 (+7%)	4mo	$60,000	$46	57
14 Bridlewood Dr	0.73mi	3/1.5	1,170 (-4%)	2mo	$256,700	$219	57
166 Michigan St	0.59mi	2/1.0 (-1)	1,161 (-4%)	6mo	$145,000	$125	55
258 Grand St	0.52mi	2/1.5 (-1)	1,113 (-8%)	2mo	$125,000	$112	53
94 Bridlewood Dr	0.71mi	3/1.5	1,120 (-8%)	0mo	$216,500	$193	52
43 Prentice St	0.59mi	3/1.0	1,368 (+13%)	7mo	$115,000	$84	45

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-19,248
• Equity at exit: $18,638

10-year hold

• IRR: -5.5%
• Equity multiple: 0.63×
• Total profit: $-12,998
• Equity at exit: $10,808

Cash invested: $35,000 (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 14094

• Rents YoY: 3.7%
• Active inventory: 357
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$224 /mo · $2,682/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $2

Break-even live

Break-even rent $1,179

Max offer price $125,000

Occupancy floor 95%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Waterman St Unit 3 Lockport, NY	2.0	1.0	1100	$1,150	$1.05	24d	1	0.59mi
327 High St Lockport, NY	1.0–2.0	1.0–2.0	690	$1,920	$2.78	2d	1	0.89mi
574 S Transit St Lockport, NY	1.0–2.0	1.0	850	$1,055	$1.24	2d	1	1.13mi
53 Dayton St Lockport, NY	3.0	1.0	930	$1,150	$1.24	12d	1	1.38mi

Listing history 9 events

1. 2026-06-18
   days on market $125,000 Active 10 DOM
2. 2026-06-17
   days on market $125,000 Active 9 DOM
3. 2026-06-16
   days on market $125,000 Active 8 DOM
4. 2026-06-15
   days on market $125,000 Active 7 DOM
5. 2026-06-13
   days on market $125,000 Active 5 DOM
6. 2026-06-13
   days on market $125,000 Active 4 DOM
7. 2026-06-10
   days on market $125,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $125,000 Active 1 DOM

ⓘ 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: $2,682 · $224/mo
• Projected year-2 tax: $2,682 · $224/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 3/10 Moderate
• 🌡 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: $14,178
• − Mortgage interest: −$7,002
• − Property taxes: −$2,682
• − Insurance: −$625
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$3,636
• Taxable loss: −$2,036
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $516/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: 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

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 · 157,377 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: 1112.0

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: 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%

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

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

-30.2% since first listed

25 events — show timeline

• 2026-06-08 Listed $125,000 WNYREIS
• 2023-11-05 Listing Removed — WNYREIS
• 2023-10-05 Relisted — WNYREIS
• 2023-09-06 Pending — WNYREIS
• 2023-08-16 Pending — WNYREIS
• 2023-08-10 Listed $120,000 WNYREIS
• 2020-05-12 Sold (Public Records) $85,000 Public Records
• 2020-05-11 Sold (MLS) $84,694 WNYREIS
• 2020-03-02 Pending — WNYREIS
• 2020-02-27 Price Changed $84,900 WNYREIS
• 2020-02-08 Price Changed $79,500 WNYREIS
• 2019-12-03 Price Changed $74,500 WNYREIS
• 2019-11-17 Price Changed $74,900 WNYREIS
• 2019-09-10 Price Changed $75,900 WNYREIS
• 2019-09-10 Relisted — WNYREIS
• 2019-08-26 Pending — WNYREIS
• 2019-08-13 Price Changed $77,900 WNYREIS
• 2019-08-01 Price Changed $79,900 WNYREIS
• 2019-06-19 Price Changed $89,900 WNYREIS
• 2019-06-10 Price Changed $91,000 WNYREIS
• 2019-06-04 Price Changed $94,000 WNYREIS
• 2019-05-24 Price Changed $95,900 WNYREIS
• 2019-05-06 Listed $99,900 WNYREIS
• 2019-04-28 Listing Removed — WNYREIS
• 2018-10-28 Listed $179,000 WNYREIS

Property tax history

+9.4%/yr

Latest (2025): $2,682 · +2.8% YoY. Source: county tax records.