1731 Tennessee Ave · Niagara Falls, NY 14305

$95,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 61 Days on market

Built 1955 5,640 sqft lot $104/sqft · 11% below area Est $107k · 11% 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 +30.0/30.0
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom home located at 1731 Tennessee Ave in Niagara Falls. This property features a spacious eat-in kitchen complete with stove and refrigerator, perfect for everyday living. Enjoy the convenience of first-floor laundry and relax on the covered front and rear porches. The home also offers a large backyard, ideal for outdoor activities, along with a 1.5-car garage for added storage and parking. A great opportunity with comfortable living spaces and practical amenities.

Key facts

• Covered front porch
• Large backyard
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FIRST-FLOOR LAUNDRY
• COVERED FRONT PORCH
• COVERED REAR PORCH
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 142 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/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 $657 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 61 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.52% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.67%
• DSCR: 1.92
• GRM: 5.5

CMA / ARV

• ARV (median comp): $106,567
• List price: $95,000
• Delta: -10.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2910 Nevada Ave	0.32mi	3/1.0	1,008 (+10%)	11mo	$40,000	$40	58
2929 Nevada Ave	0.38mi	2/1.0 (-1)	871 (-4%)	16mo	$30,000	$34	56
2424 Ontario Ave	0.64mi	3/1.0	891 (-2%)	15mo	$160,000	$180	54
1657 Ontario Ave	0.56mi	2/1.0 (-1)	928 (+2%)	19mo	$61,000	$66	50
1225 Roselle Ave	0.75mi	3/1.0	926 (+2%)	19mo	$118,000	$127	47
1011 Centre Ave	0.64mi	3/1.0	1,008 (+10%)	10mo	$77,500	$77	44
1210 Vanderbilt Ave	0.67mi	3/1.5	1,006 (+10%)	7mo	$175,000	$174	43
2213 Ontario Ave	0.60mi	3/1.5	840 (-8%)	16mo	$97,000	$115	43
2322 14th St	0.53mi	3/1.0	1,032 (+13%)	14mo	$55,000	$53	42
3908 Bell St	0.61mi	3/1.0	992 (+9%)	18mo	$70,000	$71	42
1364 North Ave	0.51mi	2/1.0 (-1)	805 (-12%)	14mo	$74,900	$93	40

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: 13.0%
• Equity multiple: 1.52×
• Total profit: $13,827
• Equity at exit: $14,165

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $49,772
• Equity at exit: $8,214

Cash invested: $26,600 (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 14305

• Home prices YoY: -10.9%
• Active inventory: 142
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$498
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $458

Break-even live

Break-even rent $864

Max offer price $95,000

Occupancy floor 63%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	1d	1	0.60mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	1d	1	0.60mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	1d	1	0.63mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	17d	1	0.89mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	1.17mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	1.38mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	1.42mi

Listing history 13 events

1. 2026-03-25
   listed $95,000 Active 485-char remark

   Show marketing remark (485 chars)

   Charming 3-bedroom home located at 1731 Tennessee Ave in Niagara Falls. This property features a spacious eat-in kitchen complete with stove and refrigerator, perfect for everyday living. Enjoy the convenience of first-floor laundry and relax on the covered front and rear porches. The home also offers a large backyard, ideal for outdoor activities, along with a 1.5-car garage for added storage and parking. A great opportunity with comfortable living spaces and practical amenities.

2. 2022-05-03
   soldstatus $65,000 Closed Sale or Rented 473-char remark

   Show marketing remark (473 chars)

   Own a valuable piece of real estate in Niagara Falls. This ranch sits on a conveniently located street next to schools, public pools and more. The eat in kitchen comes complete with stove and refrigerator. Covered front porch boasts a comfortable seating area. Newer windows. Oversized, 1.5 car garage with opener and storage space. Concrete driveway holds 2 more parking spots. Fenced backyard with covered patio is great for entertaining. Long term tenant wishes to stay.

3. 2022-03-22
   status Under Contract- Do Not Show 473-char remark

   Show marketing remark (473 chars)

   Own a valuable piece of real estate in Niagara Falls. This ranch sits on a conveniently located street next to schools, public pools and more. The eat in kitchen comes complete with stove and refrigerator. Covered front porch boasts a comfortable seating area. Newer windows. Oversized, 1.5 car garage with opener and storage space. Concrete driveway holds 2 more parking spots. Fenced backyard with covered patio is great for entertaining. Long term tenant wishes to stay.

4. 2022-03-07
   price $86,000 473-char remark

   Show marketing remark (473 chars)

   Own a valuable piece of real estate in Niagara Falls. This ranch sits on a conveniently located street next to schools, public pools and more. The eat in kitchen comes complete with stove and refrigerator. Covered front porch boasts a comfortable seating area. Newer windows. Oversized, 1.5 car garage with opener and storage space. Concrete driveway holds 2 more parking spots. Fenced backyard with covered patio is great for entertaining. Long term tenant wishes to stay.

5. 2022-01-11
   listed $98,000 Active 473-char remark

   Show marketing remark (473 chars)

   Own a valuable piece of real estate in Niagara Falls. This ranch sits on a conveniently located street next to schools, public pools and more. The eat in kitchen comes complete with stove and refrigerator. Covered front porch boasts a comfortable seating area. Newer windows. Oversized, 1.5 car garage with opener and storage space. Concrete driveway holds 2 more parking spots. Fenced backyard with covered patio is great for entertaining. Long term tenant wishes to stay.

6. 2017-07-13
   historical
7. 2017-04-28
   price $44,900
8. 2017-03-27
   listed $49,900 Active
9. 2015-09-10
   soldstatus $16,500 Closed Sale or Rented
10. 2015-07-23
    status Pending Sale
11. 2015-06-21
    price $19,900
12. 2015-06-02
    price $29,900
13. 2015-05-13
    listed $35,000 Active

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/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 3/10 Moderate 7 d/yr ≥95°F today · 14 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: $17,327
• − Mortgage interest: −$5,321
• − Property taxes: −$1,737
• − Insurance: −$475
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$2,764
• Taxable income: $4,258
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $4,477/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): 16,696
• Household income: $51,004
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1095.0

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 0.63)
• 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%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -43.08%
• Current HPI: 350.8741
• 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

+171.4% since first listed

13 events — show timeline

• 2026-03-25 Listed $95,000 WNYREIS
• 2022-05-03 Sold (MLS) $65,000 WNYREIS
• 2022-03-22 Pending — WNYREIS
• 2022-03-07 Price Changed $86,000 WNYREIS
• 2022-01-11 Listed $98,000 WNYREIS
• 2017-07-13 Listing Removed — WNYREIS
• 2017-04-28 Price Changed $44,900 WNYREIS
• 2017-03-27 Listed $49,900 WNYREIS
• 2015-09-10 Sold (MLS) $16,500 WNYREIS
• 2015-07-23 Pending — WNYREIS
• 2015-06-21 Price Changed $19,900 WNYREIS
• 2015-06-02 Price Changed $29,900 WNYREIS
• 2015-05-13 Listed $35,000 WNYREIS

Property tax history

+13.1%/yr

Latest (2025): $1,737 · +3.9% YoY. Source: county tax records.