1788 Bedell Rd · Niagara Falls, NY 14072

$295,000

5 bd · 3.0 ba · 1,866 sqft · SingleFamily public records · 6 Days on market

Built 1969 0.36 ac lot Est $375k · 21% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 5-bedroom, 3 full bath Cape Cod home ideally located next to Veterans Park. The bright living room features a beautiful bow window and flows seamlessly into the inviting dining area, creating a great space for everyday living and entertaining. The kitchen offers an abundance of cabinetry and includes appliances. A full bath is conveniently located on the first floor. Upstairs, you’ll find five generously sized bedrooms with excellent closet space throughout. The primary bedroom includes its own private full bath with ceramic tile flooring, shower, and vanity with a solid-surface countertop. The full basement adds even more living space with a large rec room fe

Key facts

• Cape cod home
• Bright living room
• Full basement

Tags

• CAPE COD HOME
• NEXT TO VETERANS PARK
• BRIGHT LIVING ROOM
• INVITING DINING AREA
• ABUNDANCE OF CABINETRY
• FULL BASEMENT

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Attached garage with 2 spaces; Garage with electricity, water available and garage door opener; Driveway
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: One-story listed (multiple levels including finished basement and second-level bedrooms); Resale property; Shingle roof
• Construction: Brick and vinyl siding; Copper plumbing; Poured foundation; Built as existing (year built details: existing)
• Exterior features: Blacktop driveway; Fully fenced yard; Patio

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Free-standing range/oven; Refrigerator; Freezer; Disposal; Pantry
• Bedrooms: Five bedrooms (four on second level, one in basement)
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: Three full bathrooms (one on main level)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Pantry; Natural woodwork; Primary bedroom with private bath; Thermal windows; One fireplace
• Laundry & utility: Washer and dryer included; Laundry located in basement; Gas water heater; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-66 ($-793/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (8.4% below list).
• Recommended offer: $270k (8.4% below list) — sets the bar for 1% rule.

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.
• Grand Island Central School District (suburban): math 54% / reading 57% proficiency, ranked #263 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 129 active listings in the ZIP; high-income renter base; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $270,210 (8.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $375,066
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Driftwood Dr	0.23mi	4/1.5 (-1)	1,914 (+3%)	16mo	$290,000	$152	60
150 Colonial Dr	0.12mi	4/1.5 (-1)	1,695 (-9%)	12mo	$328,900	$194	58
1897 Bedell Rd	0.21mi	4/2.0 (-1)	1,776 (-5%)	20mo	$225,000	$127	57
143 Gregory Pl	0.55mi	4/1.5 (-1)	1,928 (+3%)	20mo	$430,000	$223	41
213 Old Carriage Rd	0.54mi	4/2.5 (-1)	2,054 (+10%)	12mo	$549,900	$268	41
134 Cardinal Ln	0.70mi	4/2.5 (-1)	1,805 (-3%)	18mo	$382,500	$212	39
2708 Stony Point Rd	0.58mi	4/2.5 (-1)	1,708 (-8%)	23mo	$275,000	$161	32
2701 Stony Point Rd	0.63mi	4/1.5 (-1)	1,596 (-14%)	18mo	$320,000	$201	20

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-51,871
• Equity at exit: $43,985

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-50,018
• Equity at exit: $25,506

Cash invested: $82,600 (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 14072

• Active inventory: 129
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,702 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$531 /mo · $6,370/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-66

Break-even live

Break-even rent $2,786

Max offer price $283,326

Occupancy floor 97%

Sensitivity live

Price	-10% $101	-5% $17	+0% $-66	+5% $-150	+10% $-233
Rent	-10% $-280	-5% $-173	+0% $-66	+5% $41	+10% $147
Rate	-1.0pp $82	-0.5pp $9	base $-66	+0.5pp $-143	+1.0pp $-220

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   status $295,000 Pending 6 DOM
2. 2026-06-03
   days on market $295,000 Active Under Contract 6 DOM
3. 2026-06-02
   days on market $295,000 Active Under Contract 5 DOM
4. 2026-06-02
   status $295,000 Active Under Contract 4 DOM
5. 2026-06-01
   days on market $295,000 Active 4 DOM
6. 2026-05-31
   days on market $295,000 Active 3 DOM
7. 2026-05-28
   listed $295,000 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: $6,370 · $531/mo
• Projected year-2 tax: $6,370 · $531/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 4/10 Moderate
• 🌡 Heat 2/10 Low 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: $32,425
• − Mortgage interest: −$16,525
• − Property taxes: −$6,370
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − Depreciation: −$8,582
• Taxable loss: −$5,714
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $578/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: Grand Island Central School District
• NCES district ID: 3607020
• Math proficiency: 54% ▼ -15.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $77,014
• Composite: 49.92/100
• National rank: #1938
• State rank: #263 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

• County: Erie County · 714,559 people
• City population: 62,983
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 21,488
• Household income: $115,991
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 283.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Black 2% Asian 2%
• Common ancestry: Romanian 16% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.87%
• Current HPI: 332.5322
• 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

1 event — show timeline

• 2026-05-28 Listed $295,000 WNYREIS

Property tax history

+3.7%/yr

Latest (2025): $6,370 · +14.9% YoY. Source: county tax records.