1720 Hyde Park Blvd · Niagara Falls, NY 14305

$99,900

4 bd · 2.0 ba · 2,000 sqft · MultiFamily public records · 180 Days on market

Built 1925 Fair condition 3,156 sqft lot 2-car garage $50/sqft · 55% below area

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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 +7.5/15.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MUST SEE!!! Come see this SPACIOUS, 2/2 Double, just minutes away from Goat Island, Niagara Falls State Park, Devil’s Hole State Park, Whirlpool State Park, and the Rainbow Bridge! Character & cash flow abounds in this 2000+ sq ft INVESTOR SPECIAL property featuring period woodwork, high ceilings & laminate floors throughout! Both units are occupied and are income producing! Some updates have been done including some newer windows, newer HW heater, and paint. Low taxes & close to ALL the conveniences of Niagara Falls! Showings begin immediately.

Key facts

• Walk up attic
• New roof
• New windows

Tags

• NEW ROOF
• NEW WINDOWS
• DRY BASEMENT
• WALK UP ATTIC
• ADJACENT TO HYDE PARK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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: crime F, amenities F, commute 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.
• Zoned schools: Hyde Park School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 505 students, 81% FRL); Gaskill Preparatory School (math 10% / reading 22%, grade F, #702 of 729 statewide, top 96%, 500 students, 78% FRL); Niagara Falls High School (math 75% / reading 92%, grade A, #409 of 1,100 statewide, top 39%, 2,139 students, 71% FRL).
• Market conditions: 259 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.59% ✓
• Cap rate: 19.81%
• Cash-on-cash: 48.27%
• DSCR: 3.15
• GRM: 3.2

CMA / ARV

• ARV (median comp): $223,158
• List price: $99,900
• Delta: -55.23%
• 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
2463 South Ave	0.12mi	4/2.0	2,016 (+1%)	8mo	$137,500	$68	87
2208 Weston Ave	0.34mi	4/2.0	2,016 (+1%)	5mo	$55,000	$27	78
2725 Pierce Ave	0.25mi	4/3.0	1,920 (-4%)	4mo	$118,000	$61	74
2240 Michigan Ave	0.28mi	5/2.0 (+1)	1,900 (-5%)	4mo	$169,950	$89	71
2459 La Salle Ave	0.39mi	4/2.0	1,920 (-4%)	6mo	$160,000	$83	70
1867 Michigan Ave	0.41mi	4/2.0	2,100 (+5%)	6mo	$87,000	$41	67
2204 Woodlawn Ave	0.54mi	4/2.0	1,932 (-3%)	3mo	$48,355	$25	67
2455 La Salle Ave	0.39mi	4/2.0	2,152 (+8%)	7mo	$112,000	$52	63
1623 Linwood Ave	0.65mi	4/2.0	1,994 (-0%)	7mo	$100,000	$50	63
2247 Grand Ave	0.69mi	5/2.0 (+1)	1,858 (-7%)	3mo	$169,000	$91	48
1635 South Ave	0.62mi	5/2.0 (+1)	2,208 (+10%)	7mo	$85,000	$38	43
1535 Pierce Ave	0.73mi	4/2.0	1,724 (-14%)	7mo	$35,000	$20	37

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: 45.9%
• Equity multiple: 2.99×
• Total profit: $55,660
• Equity at exit: $14,895

10-year hold

• IRR: 51.7%
• Equity multiple: 6.06×
• Total profit: $141,488
• Equity at exit: $8,638

Cash invested: $27,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 19 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $129,950 ($66/sqft)
• Median days on market: 82 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +69.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14305

• Home prices YoY: -10.9%
• Active inventory: 259
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,592 high
• Mortgage (P&I): −$524
• Tax from tax record: −$357 /mo · $4,283/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $1,125

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	2	$1,296
1× unit	2	1	$1,296
Total (2 units)			$2,592

Break-even live

Break-even rent $1,168

Max offer price $99,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,182	-5% $1,154	+0% $1,125	+5% $1,097	+10% $1,069
Rent	-10% $920	-5% $1,023	+0% $1,125	+5% $1,228	+10% $1,330
Rate	-1.0pp $1,176	-0.5pp $1,151	base $1,125	+0.5pp $1,099	+1.0pp $1,073

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	158d	1	0.12mi
2738 1/2 Pierce Ave Niagara Falls, NY	1.0	1.0	—	$1,250	—	37d	1	0.22mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	144d	1	0.26mi
2249 Cleveland Ave Niagara Falls, NY	3.0	1.5	—	$1,500	—	122d	1	0.28mi
2420 Pierce Ave Niagara Falls, NY	3.0	1.0	1120	$1,500	$1.34	10d	1	0.29mi
1421 22nd St Niagara Falls, NY	3.0	1.0	1200	$1,500	$1.25	10d	1	0.39mi
2498 Woodlawn Ave Niagara Falls, NY	2.0	1.0	720	$1,150	$1.60	103d	1	0.41mi
1886 Willow Ave Niagara Falls, NY	3.0	1.0	2264	$1,200	$0.53	29d	1	0.41mi
1854 Cleveland Ave Niagara Falls, NY	3.0	1.0	1144	$1,200	$1.05	33d	1	0.45mi
1854 Cleveland Ave Niagara Falls, NY	3.0	1.0	1144	$1,200	$1.05	9d	1	0.45mi
1811 Weston Ave Unit 1 Niagara Falls, NY	2.0	1.0	—	$995	—	9d	1	0.52mi
1811 Weston Ave Unit 1 Niagara Falls, NY	2.0	1.0	1998	$995	$0.50	37d	1	0.52mi
2025 La Salle Ave Niagara Falls, NY	3.0	1.5	1344	$1,950	$1.45	55d	1	0.53mi
1804 Cleveland Ave Niagara Falls, NY	3.0	1.0	1224	$1,500	$1.23	0d	1	0.54mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	0d	1	0.55mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	5d	1	0.55mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	5d	1	0.55mi
1806 Niagara Ave Niagara Falls, NY	3.0	1.0	1310	$1,400	$1.07	0d	1	0.56mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	184d	1	0.60mi
2736 Grand Ave Niagara Falls, NY	2.0	1.0	1000	$1,400	$1.40	7d	1	0.60mi
1715 North Ave Niagara Falls, NY	2.0	1.0	748	$1,285	$1.72	7d	1	0.65mi
2405 Grand Ave Unit Upper Niagara Falls, NY	2.0	1.0	770	$800	$1.04	124d	1	0.67mi
1553 Whitney Ave Niagara Falls, NY	2.0	1.0	2447	$1,100	$0.45	10d	1	0.73mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,350	$1.41	21d	1	0.73mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	162d	1	0.73mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	164d	1	0.77mi
1537 La Salle Ave Niagara Falls, NY	3.0	1.0	962	$1,250	$1.30	10d	1	0.78mi
1533 La Salle Ave Unit Upper Niagara Falls, NY	2.0	1.0	748	$975	$1.30	55d	1	0.79mi
1533 La Salle Ave Unit Lower Niagara Falls, NY	2.0	1.0	748	$1,100	$1.47	124d	1	0.79mi
1335 Michigan Ave Niagara Falls, NY	3.0	1.0	2618	$1,350	$0.52	2d	1	0.83mi
1348 Pierce Ave #2 Niagara Falls, NY	2.0	1.0	3216	$900	$0.28	55d	1	0.84mi
1361 Ashland Ave Unit 1F Niagara Falls, NY	1.0	1.0	3168	$950	$0.30	164d	1	0.89mi
1312 Ontario Ave Niagara Falls, NY	2.0	1.0	1956	$1,200	$0.61	184d	1	0.89mi
1312 Ontario Ave Niagara Falls, NY	3.0	1.0	1956	$1,500	$0.77	0d	1	0.89mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	144d	1	0.92mi
2509 Ferry Ave Unit 2 Niagara Falls, NY	1.0	1.0	—	$750	—	144d	1	0.95mi
562 19th St Niagara Falls, NY	3.0	1.5	1200	$1,395	$1.16	110d	1	0.96mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	164d	1	0.96mi
547 19th St Niagara Falls, NY	1.0	1.0	4783	$900	$0.19	143d	1	0.97mi
487 25th St Niagara Falls, NY	2.0	1.0	—	$975	—	110d	1	0.97mi

Property features AI

Finance

• Financial info: Tenant pays all utilitiesOperating expenses may include maintenance and professional management

Exterior

• Parking: Detached or attached garage (2-car garage)Paved parking
• Utilities: Electricity connected (circuit breakers)Public water connectedSewer connected
• Home design: 2 storiesExisting (previously built)Residential 2-unit zoning
• Construction: Composite sidingAsphalt roofCopper and PEX plumbingBlock and poured foundation
• Exterior features: BalconyPaved driveway/parkingCity street frontageResidential lot

Interior

• Kitchen: Gas water heater
• Bedrooms: 2-unit property (multi-family)
• Flooring: HardwoodLaminateVinylVaries
• Bathrooms: 3 full bathrooms (total)
• Heating & cooling: Gas forced-air heatingWall cooling units
• Interior features: Full basementBalconyNear public transitRectangular lot
• Laundry & utility: Separate gas meters for each unitSeparate electric meters for each unit

Listing history 50 events

1. 2026-11-08
   days on market $99,900 Active 180 DOM
2. 2026-11-07
   days on market $99,900 Active 179 DOM
3. 2026-11-06
   days on market $99,900 Active 178 DOM
4. 2026-11-05
   days on market $99,900 Active 177 DOM
5. 2026-11-04
   days on market $99,900 Active 176 DOM
6. 2026-11-02
   days on market $99,900 Active 174 DOM
7. 2026-11-01
   days on market $99,900 Active 173 DOM
8. 2026-10-31
   days on market $99,900 Active 172 DOM
9. 2026-10-30
   days on market $99,900 Active 171 DOM
10. 2026-10-29
    days on market $99,900 Active 170 DOM
11. 2026-10-28
    days on market $99,900 Active 169 DOM
12. 2026-10-27
    days on market $99,900 Active 168 DOM
13. 2026-10-26
    days on market $99,900 Active 167 DOM
14. 2026-10-25
    days on market $99,900 Active 166 DOM
15. 2026-10-24
    days on market $99,900 Active 165 DOM
16. 2026-10-23
    days on market $99,900 Active 164 DOM
17. 2026-10-22
    days on market $99,900 Active 163 DOM
18. 2026-10-21
    days on market $99,900 Active 162 DOM
19. 2026-10-20
    days on market $99,900 Active 161 DOM
20. 2026-10-19
    days on market $99,900 Active 160 DOM
21. 2026-10-18
    days on market $99,900 Active 159 DOM
22. 2026-10-17
    days on market $99,900 Active 158 DOM
23. 2026-10-16
    days on market $99,900 Active 157 DOM
24. 2026-10-15
    days on market $99,900 Active 156 DOM
25. 2026-10-14
    days on market $99,900 Active 155 DOM
26. 2026-10-13
    days on market $99,900 Active 154 DOM
27. 2026-10-12
    days on market $99,900 Active 153 DOM
28. 2026-10-11
    days on market $99,900 Active 152 DOM
29. 2026-10-10
    days on market $99,900 Active 151 DOM
30. 2026-10-09
    days on market $99,900 Active 150 DOM
31. 2026-10-08
    days on market $99,900 Active 149 DOM
32. 2026-10-07
    days on market $99,900 Active 148 DOM
33. 2026-10-06
    days on market $99,900 Active 147 DOM
34. 2026-10-05
    days on market $99,900 Active 146 DOM
35. 2026-10-04
    days on market $99,900 Active 145 DOM
36. 2026-10-03
    days on market $99,900 Active 144 DOM
37. 2026-10-02
    days on market $99,900 Active 143 DOM
38. 2026-10-01
    days on market $99,900 Active 142 DOM
39. 2026-09-30
    days on market $99,900 Active 141 DOM
40. 2026-09-29
    days on market $99,900 Active 140 DOM
41. 2026-09-28
    days on market $99,900 Active 139 DOM
42. 2026-09-27
    days on market $99,900 Active 138 DOM
43. 2026-09-25
    days on market $99,900 Active 136 DOM
44. 2026-09-24
    days on market $99,900 Active 135 DOM
45. 2026-09-23
    days on market $99,900 Active 134 DOM
46. 2026-09-22
    days on market $99,900 Active 133 DOM
47. 2026-09-21
    days on market $99,900 Active 132 DOM
48. 2026-09-20
    days on market $99,900 Active 131 DOM
49. 2026-09-19
    days on market $99,900 Active 130 DOM
50. 2026-09-18
    days on market $99,900 Active 129 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: $4,283 · $357/mo
• Projected year-2 tax: $4,283 · $357/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $31,104
• − Mortgage interest: −$5,596
• − Property taxes: −$4,283
• − Insurance: −$500
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$2,906
• Taxable income: $12,842
• Est. tax owed @ 24.0%: −$3,082
• After-tax cash flow: $10,421/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $50,000–$90,000 screening

This property requires moderate renovations to improve its condition and value. The kitchen and bathroom need significant updates, and the exterior needs landscaping and painting.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Electrical panel (electrical) — Electrical panel appears old and possibly outdated, indicating a need for replacement.
• Major Plumbing (plumbing) — No visible signs of water damage or leaks, but the age of the house suggests potential issues that need inspection.
• Major Windows (windows) — Windows appear old and possibly not energy-efficient, indicating a need for replacement.
• Major Exterior (exterior) — Exterior siding appears aged and possibly in need of repainting or replacement.

Repairs flagged

• Moderate Kitchen cabinets — Dated and in need of updating
• Major Bathroom fixtures — Outdated and in poor condition
• Major Landscaping — Overgrown lawn and lack of landscaping

Value-add opportunities

• Resale Updating the kitchen cabinets and fixtures — Modernizing the kitchen will attract more buyers ↑
• Rental Landscaping and lawn maintenance — A well-maintained exterior can increase rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Hyde Park School F NY #2,024/2,108 Nat'l #36,424/41,679 Middle Gaskill Preparatory School F NY #702/729 Nat'l #12,486/14,009 High Niagara Falls High School A NY #409/1,100 Nat'l #817/17,239

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

C Composite livability gradescore 60/100

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 · 204,149 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: 16% of renters

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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%

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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%
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Financial info: Tenant pays all utilitiesOperating expenses may include maintenance and professional management

Exterior

• Parking: Detached or attached garage (2-car garage)Paved parking
• Utilities: Electricity connected (circuit breakers)Public water connectedSewer connected
• Home design: 2 storiesExisting (previously built)Residential 2-unit zoning
• Construction: Composite sidingAsphalt roofCopper and PEX plumbingBlock and poured foundation
• Exterior features: BalconyPaved driveway/parkingCity street frontageResidential lot

Interior

• Kitchen: Gas water heater
• Bedrooms: 2-unit property (multi-family)
• Flooring: HardwoodLaminateVinylVaries
• Bathrooms: 3 full bathrooms (total)
• Heating & cooling: Gas forced-air heatingWall cooling units
• Interior features: Full basementBalconyNear public transitRectangular lot
• Laundry & utility: Separate gas meters for each unitSeparate electric meters for each unit

Price history

+182.6% since first listed

11 events — show timeline

• 2026-05-12 Listed $139,900 WNYREIS
• 2022-12-29 Sold (Public Records) $72,000 Public Records
• 2022-12-22 Sold (MLS) $72,000 WNYREIS
• 2022-10-14 Pending — WNYREIS
• 2022-10-04 Pending — WNYREIS
• 2022-09-12 Price Changed $79,900 WNYREIS
• 2022-09-12 Relisted — WNYREIS
• 2022-08-03 Pending — WNYREIS
• 2022-07-28 Pending — WNYREIS
• 2022-07-11 Listed $89,900 WNYREIS
• 2005-10-11 Sold (Public Records) $49,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,283 · +30.7% YoY. Source: county tax records.