2454 Lasalle Ave · Niagara Falls, NY 14301

$85,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 608 Days on market

Built 1890 3,844 sqft lot $107/sqft · 32% below area Est $124k · 32% under

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Why this score? — see what drove the A 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 +29.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

What a great opportunity to either invest or own this charming home in Niagara Falls. Large, 23'x11' living room/dining room combination with hardwood floors. 3 bedrooms with 2 of them on the first floor. Upstairs there's a spacious bedroom that is approximately 20'x12'. Yard is fenced, 2 car, detached garage. New roof!

Key facts

• Hardwood floors
• New roof
• Detached garage

Tags

• HARDWOOD FLOORS
• DETACHED GARAGE
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% 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 $9k of equity ($588 loan paydown + $8k 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.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 608 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $34k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $85k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 608 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.51% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 5.5

CMA / ARV

• ARV (median comp): $124,498
• List price: $85,000
• Delta: -31.73%
• 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
3504 Walnut Ave	0.69mi	3/1.0	840 (+6%)	3mo	$98,000	$117	55
1102 22nd St	0.26mi	2/1.5 (-1)	720 (-9%)	16mo	$87,000	$121	52
559 31st St	0.58mi	2/1.0 (-1)	725 (-8%)	2mo	$89,500	$123	52
507 19th St	0.68mi	2/1.0 (-1)	800 (+1%)	12mo	$16,900	$21	51
632 29th St	0.43mi	2/1.0 (-1)	702 (-11%)	14mo	$42,000	$60	44
2134 North Ave	0.71mi	2/1.0 (-1)	720 (-9%)	5mo	$87,000	$121	43
484 22nd St	0.66mi	2/1.0 (-1)	864 (+9%)	12mo	$101,000	$117	38
2424 Ontario Ave	0.61mi	3/1.0	891 (+12%)	15mo	$160,000	$180	38
3507 Walnut Ave	0.71mi	2/1.0 (-1)	704 (-11%)	8mo	$80,000	$114	37
2596 Jerauld Ave	0.74mi	3/1.0	902 (+14%)	8mo	$148,000	$164	36
443 22nd St	0.73mi	3/1.0	910 (+15%)	12mo	$103,000	$113	31
2926 Ontario Ave	0.66mi	2/1.0 (-1)	904 (+14%)	14mo	$142,000	$157	29

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: 38.8%
• Equity multiple: 4.07×
• Total profit: $73,041
• Equity at exit: $76,575

10-year hold

• IRR: 35.6%
• Equity multiple: 10.10×
• Total profit: $216,469
• Equity at exit: $165,136

Cash invested: $23,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$446
• Tax from tax record: −$222 /mo · $2,661/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $312

Break-even live

Break-even rent $890

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	0.10mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	17d	1	0.40mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	0.44mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	1d	1	0.70mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	1d	1	0.70mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	0.70mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	14d	1	0.75mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	0.76mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	10d	1	0.77mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	43d	1	0.88mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	17d	1	0.89mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	43d	1	0.91mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	0.92mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	0.95mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	43d	1	0.97mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	14d	1	0.99mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	23d	1	1.28mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	1d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $85,000 Active 608 DOM
2. 2026-06-17
   days on market $85,000 Active 607 DOM
3. 2026-06-16
   days on market $85,000 Active 606 DOM
4. 2026-06-15
   days on market $85,000 Active 605 DOM
5. 2026-06-13
   days on market $85,000 Active 603 DOM
6. 2026-06-13
   days on market $85,000 Active 602 DOM
7. 2026-06-10
   days on market $85,000 Active 600 DOM
8. 2026-06-09
   days on market $85,000 Active 599 DOM
9. 2026-06-08
   days on market $85,000 Active 598 DOM
10. 2026-06-07
    days on market $85,000 Active 597 DOM
11. 2026-06-03
    days on market $85,000 Active 593 DOM
12. 2026-06-02
    days on market $85,000 Active 592 DOM
13. 2026-06-01
    days on market $85,000 Active 591 DOM
14. 2026-05-31
    days on market $85,000 Active 590 DOM
15. 2025-08-19
    price $85,000 321-char remark

    Show marketing remark (321 chars)

    What a great opportunity to either invest or own this charming home in Niagara Falls. Large, 23'x11' living room/dining room combination with hardwood floors. 3 bedrooms with 2 of them on the first floor. Upstairs there's a spacious bedroom that is approximately 20'x12'. Yard is fenced, 2 car, detached garage. New roof!

16. 2025-04-21
    price $95,000 321-char remark

    Show marketing remark (321 chars)

    What a great opportunity to either invest or own this charming home in Niagara Falls. Large, 23'x11' living room/dining room combination with hardwood floors. 3 bedrooms with 2 of them on the first floor. Upstairs there's a spacious bedroom that is approximately 20'x12'. Yard is fenced, 2 car, detached garage. New roof!

17. 2025-04-21
    status Active 321-char remark

    Show marketing remark (321 chars)

    What a great opportunity to either invest or own this charming home in Niagara Falls. Large, 23'x11' living room/dining room combination with hardwood floors. 3 bedrooms with 2 of them on the first floor. Upstairs there's a spacious bedroom that is approximately 20'x12'. Yard is fenced, 2 car, detached garage. New roof!

18. 2025-04-17
    historical Active Under Contract 321-char remark

    Show marketing remark (321 chars)

    What a great opportunity to either invest or own this charming home in Niagara Falls. Large, 23'x11' living room/dining room combination with hardwood floors. 3 bedrooms with 2 of them on the first floor. Upstairs there's a spacious bedroom that is approximately 20'x12'. Yard is fenced, 2 car, detached garage. New roof!

19. 2025-01-14
    price $105,000 321-char remark

    Show marketing remark (321 chars)

    What a great opportunity to either invest or own this charming home in Niagara Falls. Large, 23'x11' living room/dining room combination with hardwood floors. 3 bedrooms with 2 of them on the first floor. Upstairs there's a spacious bedroom that is approximately 20'x12'. Yard is fenced, 2 car, detached garage. New roof!

20. 2024-10-18
    listed $119,000 Active 321-char remark

    Show marketing remark (321 chars)

    What a great opportunity to either invest or own this charming home in Niagara Falls. Large, 23'x11' living room/dining room combination with hardwood floors. 3 bedrooms with 2 of them on the first floor. Upstairs there's a spacious bedroom that is approximately 20'x12'. Yard is fenced, 2 car, detached garage. New roof!

21. 2018-07-12
    historical
22. 2018-05-29
    price $49,900
23. 2017-07-13
    listed $59,900 Active
24. 2007-07-30
    soldstatus $31,000

ⓘ 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: $2,661 · $222/mo
• Projected year-2 tax: $2,661 · $222/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: $15,416
• − Mortgage interest: −$4,761
• − Property taxes: −$2,661
• − Insurance: −$425
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$2,473
• Taxable income: $2,629
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,112/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

+174.2% since first listed

10 events — show timeline

• 2025-08-19 Price Changed $85,000 WNYREIS
• 2025-04-21 Price Changed $95,000 WNYREIS
• 2025-04-21 Relisted — WNYREIS
• 2025-04-17 Contingent — WNYREIS
• 2025-01-14 Price Changed $105,000 WNYREIS
• 2024-10-18 Listed $119,000 WNYREIS
• 2018-07-12 Listing Removed — WNYREIS
• 2018-05-29 Price Changed $49,900 WNYREIS
• 2017-07-13 Listed $59,900 WNYREIS
• 2007-07-30 Sold (Public Records) $31,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,661 · +12.8% YoY. Source: county tax records.