1326 Garden Ave · Niagara Falls, NY 14305

$119,900

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 8 Days on market

Built 1930 9,250 sqft lot Est $107k · 12% over

---

Why this score? — see what drove the C 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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

In person viewings are not available. 3 bedroom, 1 bath home in Niagara Falls. Nice size lot, with vinyl exterior. Great potential to purchase a property for an amazing price!

Key facts

• New furnace
• Renovated
• New garage roof

Tags

• RENOVATED
• BONUS ROOM
• NEW FURNACE
• NEW HOT WATER TANK
• NEW GARAGE ROOF
• UPDATED COUNTERTOPS

Property features AI

Exterior

• Parking: Detached garage; Garage with 1 car space
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story home; Vinyl siding; Existing/resale property
• Construction: Vinyl siding construction; Block and poured foundation; Built (existing structure)
• Exterior features: Blacktop driveway; Rectangular residential lot; 50 x 185 lot dimensions; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Kitchen-family room combo; Bedroom on main level; Full basement
• Laundry & utility: Has basement (utility space)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.6% vs local median 7.7% 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: 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $36k; list at $120k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $106,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2946 Mckoon Ave	0.47mi	3/1.5	1,291 (-1%)	4mo	$90,000	$70	71
1852 Ontario Ave	0.51mi	3/1.0	1,273 (-2%)	3mo	$85,000	$67	70
1317 Niagara Ave	0.43mi	2/2.0 (-1)	1,310 (+0%)	1mo	$28,000	$21	69
1870 South Ave	0.66mi	3/1.0	1,320 (+1%)	0mo	$116,000	$88	67
1849 Niagara Ave	0.57mi	3/1.0	1,336 (+2%)	5mo	$65,000	$49	65
2830 Macklem Ave	0.54mi	3/2.0	1,372 (+5%)	0mo	$161,000	$117	62
1307 Michigan Ave	0.64mi	3/1.5	1,330 (+2%)	4mo	$41,000	$31	61
1868 Niagara Ave	0.58mi	4/1.0 (+1)	1,360 (+4%)	5mo	$68,000	$50	57
4011 Bell St	0.71mi	3/2.0	1,350 (+4%)	4mo	$150,000	$111	54
1315 Maple Ave	0.75mi	3/1.0	1,412 (+8%)	2mo	$158,000	$112	50
2189 Seneca Ave	0.58mi	3/1.5	1,125 (-14%)	2mo	$130,000	$116	47
3915 Deveaux St	0.66mi	3/2.0	1,460 (+12%)	0mo	$120,000	$82	45

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,913
• Equity at exit: $17,877

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $29,204
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$629
• Tax from tax record: −$147 /mo · $1,765/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $335

Break-even live

Break-even rent $1,045

Max offer price $119,900

Occupancy floor 72%

Sensitivity live

Price	-10% $403	-5% $369	+0% $335	+5% $301	+10% $267
Rent	-10% $219	-5% $277	+0% $335	+5% $393	+10% $451
Rate	-1.0pp $395	-0.5pp $365	base $335	+0.5pp $304	+1.0pp $272

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	2d	1	0.34mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	2d	1	0.50mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	2d	1	0.50mi
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	0.50mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	18d	1	0.91mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	44d	1	0.95mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	24d	1	1.09mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	4d	1	1.12mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	4d	1	1.13mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	18d	1	1.17mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	4d	1	1.18mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	24d	1	1.20mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	22d	1	1.21mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	44d	1	1.44mi

Listing history 7 events

1. 2026-06-18
   days on market $119,900 Active 8 DOM
2. 2026-06-17
   days on market $119,900 Active 7 DOM
3. 2026-06-16
   days on market $119,900 Active 6 DOM
4. 2026-06-15
   days on market $119,900 Active 5 DOM
5. 2026-06-13
   days on market $119,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $119,900 Active 2 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: $1,765 · $147/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$131/yr (+$11/mo · 7.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $17,629
• − Mortgage interest: −$6,716
• − Property taxes: −$1,765
• − Insurance: −$600
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,488
• Taxable income: $2,240
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $3,480/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

+99.8% since first listed

6 events — show timeline

• 2026-06-10 Listed $119,900 WNYREIS
• 2025-07-01 Sold (MLS) $36,500 UNYREIS
• 2025-01-05 Pending — UNYREIS
• 2024-10-10 Price Changed $39,000 UNYREIS
• 2024-08-14 Price Changed $55,000 UNYREIS
• 2024-07-08 Listed $60,000 UNYREIS

Property tax history

+14.4%/yr

Latest (2025): $1,765 · -18.2% YoY. Source: county tax records.