1705 Niagara St · Niagara Falls, NY 14303

$98,000

5 bd · 1.5 ba · 1,525 sqft · SingleFamily public records · 44 Days on market

Built 1915 3,210 sqft lot $64/sqft · 8% above area Est $91k · 8% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.0/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks MLS

Move right in! Newly remodeled kitchen and bath. Replacement and glass block windows, new furnace in 07.and Security system.

Key facts

• 3,210 sq ft lot
• Built 1915
• Listed 44 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing house; Resale property
• Construction: Vinyl siding; Stone foundation
• Exterior features: Blacktop driveway; Rectangular residential lot, 30 x 107

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 10 (includes bedrooms and other rooms)
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Other interior features (see remarks); Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 74 active listings in the ZIP; 4 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).
• This rent runs 42% of the median local income ($46k/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 $678 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 4 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 $54k; list at $98k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1915 — 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. 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: 1.62% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.12%
• DSCR: 1.90
• GRM: 5.1

CMA / ARV

• ARV (median comp): $90,865
• List price: $98,000
• Delta: 7.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 13th St	0.27mi	4/2.0 (-1)	1,512 (-1%)	2mo	$40,000	$26	77
527 23rd St	0.44mi	4/2.0 (-1)	1,488 (-2%)	1mo	$154,000	$103	67
1968 Welch Ave	0.24mi	4/2.0 (-1)	1,656 (+9%)	3mo	$139,900	$84	65
1763 Falls St	0.13mi	4/1.0 (-1)	1,467 (-4%)	20mo	$79,900	$54	64
1791 Welch Ave	0.09mi	4/2.0 (-1)	1,700 (+12%)	8mo	$35,200	$21	63
1139 Haeberle Ave	0.59mi	4/2.5 (-1)	1,484 (-3%)	10mo	$120,000	$81	51
2426 Falls St	0.47mi	4/2.0 (-1)	1,670 (+10%)	7mo	$75,000	$45	50
2517 Welch Ave	0.51mi	5/2.0	1,700 (+12%)	8mo	$105,000	$62	48
462 Memorial Pkwy	0.44mi	4/1.0 (-1)	1,648 (+8%)	14mo	$105,000	$64	47
2526 Walnut Ave	0.63mi	4/1.0 (-1)	1,664 (+9%)	3mo	$112,000	$67	46
2238 Independence Ave	0.69mi	5/2.0	1,653 (+8%)	10mo	$130,000	$79	44
2746 Welch Ave	0.72mi	4/1.0 (-1)	1,305 (-14%)	14mo	$84,900	$65	24

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $13,517
• Equity at exit: $14,612

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $49,894
• Equity at exit: $8,473

Cash invested: $27,440 (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 14303

• Home prices YoY: -1.7%
• Active inventory: 74
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$241 /mo · $2,897/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $460

Break-even live

Break-even rent $1,008

Max offer price $98,000

Occupancy floor 66%

Sensitivity live

Price	-10% $516	-5% $488	+0% $460	+5% $432	+10% $405
Rent	-10% $334	-5% $397	+0% $460	+5% $523	+10% $586
Rate	-1.0pp $509	-0.5pp $485	base $460	+0.5pp $435	+1.0pp $409

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	2d	1	0.47mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	17d	1	0.73mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	44d	1	0.75mi
3225 Belden Pl Niagara Falls, NY	5.0	1.5	1344	$1,750	$1.30	2d	1	1.04mi

Listing history 27 events

1. 2026-06-18
   days on market $98,000 Active 44 DOM
2. 2026-06-17
   days on market $98,000 Active 43 DOM
3. 2026-06-16
   days on market $98,000 Active 42 DOM
4. 2026-06-15
   days on market $98,000 Active 41 DOM
5. 2026-06-13
   days on market $98,000 Active 39 DOM
6. 2026-06-13
   days on market $98,000 Active 38 DOM
7. 2026-06-10
   days on market $98,000 Active 36 DOM
8. 2026-06-09
   days on market $98,000 Active 35 DOM
9. 2026-06-08
   days on market $98,000 Active 34 DOM
10. 2026-06-07
    days on market $98,000 Active 33 DOM
11. 2026-06-03
    days on market $98,000 Active 29 DOM
12. 2026-06-02
    days on market $98,000 Active 28 DOM
13. 2026-06-01
    days on market $98,000 Active 27 DOM
14. 2026-05-31
    days on market $98,000 Active 26 DOM
15. 2026-05-05
    listed $98,000 Active 384-char remark
16. 2026-03-05
    historical
17. 2025-10-04
    listed $99,900 Active
18. 2024-02-26
    soldstatus $54,000
19. 2024-02-26
    soldstatus $97,500
20. 2016-07-06
    soldstatus $20,000
21. 2016-07-06
    soldstatus $38,100
22. 2016-04-12
    soldstatus $17,000
23. 2013-04-15
    soldstatus $19,500

    Show marketing remark (125 chars)

    Move right in! Newly remodeled kitchen and bath. Replacement and glass block windows, new furnace in 07.and Security system.

24. 2012-11-14
    listed $24,900

    Show marketing remark (125 chars)

    Move right in! Newly remodeled kitchen and bath. Replacement and glass block windows, new furnace in 07.and Security system.

25. 2011-11-07
    listed $49,900
26. 2009-04-27
    soldstatus $27,000
27. 2009-04-27
    soldstatus $27,000

ⓘ 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: $2,897 · $241/mo
• Projected year-2 tax: $2,897 · $241/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 ≥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: $19,082
• − Mortgage interest: −$5,490
• − Property taxes: −$2,897
• − Insurance: −$490
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$2,851
• Taxable income: $4,301
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,488/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): 6,156
• Household income: $45,646
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 230.0

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 0.68)
• Race & ethnicity: White 53% Two or more races 18% Hispanic / Latino 15% Black 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 1%
• Foreign-born: 3%
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 3% Russian/Polish/Slavic 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: ▼ -5.37%
• Current HPI: 311.8094
• 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

+263.0% since first listed

13 events — show timeline

• 2026-05-05 Listed $98,000 WNYREIS
• 2026-03-05 Listing Removed — WNYREIS
• 2025-10-04 Listed $99,900 WNYREIS
• 2024-02-26 Sold (Public Records) $97,500 Public Records
• 2024-02-26 Sold (Public Records) $54,000 Public Records
• 2016-07-06 Sold (Public Records) $38,100 Public Records
• 2016-07-06 Sold (Public Records) $20,000 Public Records
• 2016-04-12 Sold (Public Records) $17,000 Public Records
• 2013-04-15 Sold (MLS) $19,500 WNYREIS
• 2012-11-14 Listed $24,900 WNYREIS
• 2011-11-07 Listed $49,900 WNYREIS
• 2009-04-27 Sold (Public Records) $27,000 Public Records
• 2009-04-27 Sold (Public Records) $27,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,897 · -4.6% YoY. Source: county tax records.