2410 Grand Ave · Niagara Falls, NY 14301

$139,900

1 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 5 Days on market

Built 1900 10,454 sqft lot Est $146k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Cash flow +5.7/30.0
• Rent growth +4.7/5.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0

Listing remarks

Welcome to this well-maintained Niagara Falls ranch, conveniently located near Pine Avenue’s shops, restaurants, and everyday amenities. This fully fenced in TRIPLE lot home offers a newer double-wide concrete driveway, attached garage, and plenty of outdoor space to make your own. Thoughtfully designed with accessibility in mind, this home features wide doorways, a no-step walk-in shower, and wheelchair ramp access through the attached garage for added convenience. Tax records list the home as a 1-bedroom, with an easy opportunity to convert to a 2-bedroom if desired. The full basement offers great storage or additional potential, and tankless hot water adds modern efficiency.

Key facts

• Tankless hot water
• Full basement
• Triple lot

Tags

• TRIPLE LOT
• DOUBLE-WIDE CONCRETE DRIVEWAY
• NO-STEP WALK-IN SHOWER
• FULL BASEMENT
• TANKLESS HOT WATER

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Driveway; 2 garage spaces
• Security: Owned security system; Full yard fencing
• Utilities: Electricity connected; High-speed internet available; Public water connected; Sewer connected
• Home design: Single-story home; Vinyl siding; Block foundation; Corner lot; Near public transit; Rectangular residential lot; City street frontage; Resale property
• Construction: Vinyl siding construction; Block foundation; Existing (previously built)
• Exterior features: Concrete driveway; Fully fenced yard; Open porch

Interior

• Kitchen: Electric range; Electric oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Loft; Primary suite with bath in primary bedroom; Bedroom on main level; Convertible bedroom; Accessible full bath; Accessible bedroom; Accessible kitchen; Low-threshold shower; No stairs; Accessible approach with ramp; Accessible doors; Accessible hallways
• Laundry & utility: Washer; Dryer; Gas water heater; Sump pump

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (16.9% below list).
• Recommended offer: $99k (28.9% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 7.7% in Niagara Falls — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $15k of equity ($967 loan paydown + $14k 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.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,496 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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: 0.83% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.84%
• DSCR: 0.61
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $146,432
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
442 26th St	0.48mi	2/1.0 (+1)	1,248 (-11%)	2mo	$130,000	$104	48
485 21st St	0.40mi	2/2.0 (+1)	1,245 (-12%)	22mo	$115,000	$92	39
2444 Willow Ave	0.45mi	2/1.0 (+1)	1,236 (-12%)	23mo	$165,000	$133	31
2209 Cleveland Ave	0.73mi	2/2.0 (+1)	1,548 (+10%)	18mo	$102,000	$66	30

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: 19.8%
• Equity multiple: 2.64×
• Total profit: $64,129
• Equity at exit: $126,033

10-year hold

• IRR: 19.5%
• Equity multiple: 6.59×
• Total profit: $218,839
• Equity at exit: $271,795

Cash invested: $39,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$734
• Tax from tax record: −$415 /mo · $4,975/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-288

Break-even live

Break-even rent $1,527

Max offer price $99,496

Occupancy floor —

Sensitivity live

Price	-10% $-209	-5% $-249	+0% $-288	+5% $-328	+10% $-368
Rent	-10% $-380	-5% $-334	+0% $-288	+5% $-243	+10% $-197
Rate	-1.0pp $-218	-0.5pp $-253	base $-288	+0.5pp $-325	+1.0pp $-362

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	22d	1	0.30mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	4d	1	0.39mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	44d	1	0.47mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	44d	1	0.68mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	17d	1	0.69mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	2d	1	0.91mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	2d	1	0.91mi
700 Pine Ave Unit 1 Niagara Falls, NY	1.0	1.0	1075	$1,075	$1.00	12d	1	1.08mi
510 6th St Unit 3 Niagara Falls, NY	1.0	1.0	950	$900	$0.95	44d	1	1.20mi
714 Buffalo Ave Unit 3 Niagara Falls, NY	1.0	1.0	1000	$1,200	$1.20	44d	1	1.37mi
714 Buffalo Ave Unit 4 Niagara Falls, NY	1.0	1.0	1000	$1,000	$1.00	44d	1	1.37mi

Listing history 5 events

1. 2026-06-02
   status $139,900 Pending 5 DOM
2. 2026-06-01
   days on market $139,900 Active 5 DOM
3. 2026-05-31
   days on market $139,900 Active 4 DOM
4. 2026-05-27
   listed $139,900 Active
5. 2021-12-06
   soldstatus $129,000

ⓘ 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: $4,975 · $415/mo
• Projected year-2 tax: $4,975 · $415/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 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: $13,945
• − Mortgage interest: −$7,837
• − Property taxes: −$4,975
• − Insurance: −$700
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$4,070
• Taxable loss: −$5,867
• Est. tax savings @ 24.0%: +$1,408
• After-tax cash flow: $-2,053/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

+8.4% since first listed

2 events — show timeline

• 2026-05-27 Listed $139,900 WNYREIS
• 2021-12-06 Sold (Public Records) $129,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $4,975 · +18.3% YoY. Source: county tax records.