2454 Lasalle Ave · Niagara Falls, NY 14301

$85,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 659 Days on market

Built 1890 Fair condition 3,844 sqft lot $107/sqft · 33% below area Est $126k · 33% 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 +27.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +9.4/10.0
• Rent growth +4.7/5.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0

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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $261 ($3k/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 10.0% vs local median 8.1% in Niagara Falls — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+8.8%/yr); 204 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% 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).

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 659 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 659 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 1890 — 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 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: 1.44% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 5.8

CMA / ARV

• ARV (median comp): $126,454
• List price: $85,000
• Delta: -32.78%
• 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%)	4mo	$98,000	$117	54
1102 22nd St	0.26mi	2/1.5 (-1)	720 (-9%)	18mo	$87,000	$121	51
559 31st St	0.58mi	2/1.0 (-1)	725 (-8%)	4mo	$89,500	$123	51
507 19th St	0.68mi	2/1.0 (-1)	800 (+1%)	14mo	$16,900	$21	50
632 29th St	0.43mi	2/1.0 (-1)	702 (-11%)	16mo	$42,000	$60	43
2134 North Ave	0.71mi	2/1.0 (-1)	720 (-9%)	7mo	$87,000	$121	41
484 22nd St	0.66mi	2/1.0 (-1)	864 (+9%)	14mo	$101,000	$117	37
2424 Ontario Ave	0.61mi	3/1.0	891 (+12%)	16mo	$160,000	$180	37
3507 Walnut Ave	0.71mi	2/1.0 (-1)	704 (-11%)	9mo	$80,000	$114	36
2596 Jerauld Ave	0.74mi	3/1.0	902 (+14%)	9mo	$148,000	$164	34
443 22nd St	0.73mi	3/1.0	910 (+15%)	13mo	$103,000	$113	30
2926 Ontario Ave	0.66mi	2/1.0 (-1)	904 (+14%)	16mo	$142,000	$157	28

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: 36.7%
• Equity multiple: 3.92×
• Total profit: $69,477
• Equity at exit: $76,575

10-year hold

• IRR: 33.7%
• Equity multiple: 9.73×
• Total profit: $207,667
• 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 →

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

Active competition Active MLS

• For sale now: 13 active · 5 under contract
• Months of supply: 8.7 mo (12%/mo absorbed)
• Median asking: $79,000 ($95/sqft)
• Median days on market: 39 d
• This list price: 69% of active listings are priced below it
• ARV vs active asking: +68.6% above current asking $/sqft

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

ZIP-level market 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 204
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$446
• Tax from tax record: −$222 /mo · $2,661/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $261

Break-even live

Break-even rent $890

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $309	-5% $285	+0% $261	+5% $237	+10% $213
Rent	-10% $165	-5% $213	+0% $261	+5% $310	+10% $358
Rate	-1.0pp $304	-0.5pp $283	base $261	+0.5pp $239	+1.0pp $217

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2498 Woodlawn Ave Niagara Falls, NY	2.0	1.0	720	$1,150	$1.60	11d	1	0.09mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	52d	1	0.10mi
2405 Grand Ave Unit Upper Niagara Falls, NY	2.0	1.0	770	$800	$1.04	32d	1	0.31mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	66d	1	0.40mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	70d	1	0.44mi
1533 La Salle Ave Unit Lower Niagara Falls, NY	2.0	1.0	748	$1,100	$1.47	32d	1	0.60mi
456 27th St Niagara Falls, NY	3.0	1.0	1058	$1,500	$1.42	25d	1	0.69mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	11d	1	0.70mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	11d	1	0.70mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	72d	1	0.70mi
455 24th St Unit 2 Niagara Falls, NY	2.0	1.0	850	$1,200	$1.41	35d	1	0.71mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	63d	1	0.75mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	93d	1	0.76mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	59d	1	0.77mi
1192 Haeberle Ave Niagara Falls, NY	2.0	1.0	920	$1,300	$1.41	35d	1	0.79mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	93d	1	0.88mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$900	$1.20	35d	1	0.89mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	93d	1	0.91mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	38d	1	0.92mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	93d	1	0.95mi
1793 Welch Ave Unit Upper Niagara Falls, NY	2.0	1.0	802	$1,000	$1.25	47d	1	0.95mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	93d	1	0.97mi
1761 Welch Ave Unit Upper Niagara Falls, NY	2.0	1.0	988	$1,000	$1.01	19d	1	0.98mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	63d	1	0.99mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	17d	1	1.28mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	72d	1	1.28mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	19d	1	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 659 DOM
2. 2026-08-07
   days on market $85,000 Active 658 DOM
3. 2026-08-06
   days on market $85,000 Active 657 DOM
4. 2026-08-05
   days on market $85,000 Active 656 DOM
5. 2026-08-04
   days on market $85,000 Active 655 DOM
6. 2026-08-03
   days on market $85,000 Active 654 DOM
7. 2026-07-31
   days on market $85,000 Active 651 DOM
8. 2026-07-30
   days on market $85,000 Active 650 DOM
9. 2026-07-30
   days on market $85,000 Active 649 DOM
10. 2026-07-28
    days on market $85,000 Active 648 DOM
11. 2026-07-26
    days on market $85,000 Active 646 DOM
12. 2026-07-24
    days on market $85,000 Active 644 DOM
13. 2026-07-23
    days on market $85,000 Active 643 DOM
14. 2026-07-22
    days on market $85,000 Active 642 DOM
15. 2026-07-21
    days on market $85,000 Active 641 DOM
16. 2026-07-20
    days on market $85,000 Active 640 DOM
17. 2026-07-18
    days on market $85,000 Active 638 DOM
18. 2026-07-18
    days on market $85,000 Active 637 DOM
19. 2026-07-16
    days on market $85,000 Active 636 DOM
20. 2026-07-15
    days on market $85,000 Active 635 DOM
21. 2026-07-14
    days on market $85,000 Active 634 DOM
22. 2026-07-13
    days on market $85,000 Active 633 DOM
23. 2026-07-13
    days on market $85,000 Active 632 DOM
24. 2026-07-11
    days on market $85,000 Active 631 DOM
25. 2026-07-10
    days on market $85,000 Active 630 DOM
26. 2026-07-09
    days on market $85,000 Active 629 DOM
27. 2026-07-07
    days on market $85,000 Active 627 DOM
28. 2026-07-06
    days on market $85,000 Active 626 DOM
29. 2026-07-05
    days on market $85,000 Active 625 DOM
30. 2026-07-03
    days on market $85,000 Active 623 DOM
31. 2026-07-02
    days on market $85,000 Active 622 DOM
32. 2026-07-01
    days on market $85,000 Active 621 DOM
33. 2026-06-30
    days on market $85,000 Active 620 DOM
34. 2026-06-29
    days on market $85,000 Active 619 DOM
35. 2026-06-28
    days on market $85,000 Active 618 DOM
36. 2026-06-27
    days on market $85,000 Active 617 DOM
37. 2026-06-27
    days on market $85,000 Active 616 DOM
38. 2026-06-25
    days on market $85,000 Active 614 DOM
39. 2026-06-22
    days on market $85,000 Active 612 DOM
40. 2026-06-21
    days on market $85,000 Active 611 DOM
41. 2026-06-18
    days on market $85,000 Active 608 DOM
42. 2026-06-17
    days on market $85,000 Active 607 DOM
43. 2026-06-16
    days on market $85,000 Active 606 DOM
44. 2026-06-15
    days on market $85,000 Active 605 DOM
45. 2026-06-13
    days on market $85,000 Active 603 DOM
46. 2026-06-13
    days on market $85,000 Active 602 DOM
47. 2026-06-10
    days on market $85,000 Active 600 DOM
48. 2026-06-09
    days on market $85,000 Active 599 DOM
49. 2026-06-08
    days on market $85,000 Active 598 DOM
50. 2026-06-07
    days on market $85,000 Active 597 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: $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: $14,647
• − Mortgage interest: −$4,761
• − Property taxes: −$2,661
• − Insurance: −$425
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,473
• Taxable income: $1,983
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,660/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $19,800–$35,640 screening

This home requires moderate repairs and maintenance, including exterior painting and landscaping. Upgrading the interior, HVAC, and adding new windows would significantly increase its value for both resale and rental.

Repairs flagged

• Moderate Exterior siding — Weathered and faded appearance.
• Moderate Exterior paint — Faded appearance.
• Minor Landscaping — Needs trimming and freshening up.
• Minor Interior walls/paint — No photos provided, but likely needs touch-up or fresh paint.

Value-add opportunities

• Both Paint exterior and landscaping — Fresh paint and landscaping would enhance curb appeal and attract potential buyers/tenants. ↑
• Both Replace flooring — New flooring would improve the living space and add value. ↑
• Both Update interior paint — Fresh paint inside would make the home more appealing and add value. ↑
• Both Upgrade HVAC system — A modern HVAC system would improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Install new windows — New windows would improve energy efficiency and increase natural light, enhancing the home's appeal and 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): 10,923
• Household income: $34,549
• Rent vs Own: 54.1% rent · 45.9% 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 0.58)
• 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%

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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: ▲ 15.41%
• Current HPI: 266.1457
• Rent YoY: ▲ 8.79%
• 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

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.