2813 10th St · Niagara Falls, NY 14305

$89,000

3 bd · 1.5 ba · 965 sqft · SingleFamily public records · 8 Days on market

Built 1935 3,492 sqft lot Est $74k · 20% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity: 2813 10th St, Niagara Falls, NY 14305 Tenant-occupied single-family home delivering immediate cash flow with seamless owner-occupier flexibility in Niagara Falls’ affordable North End market. This classic 1935-built, 965 sq ft residence sits on a manageable 3,485 sq ft lot and features 3 bedrooms and 1 bathroom plus a 1-car garage. It’s currently tenant-occupied, giving you instant rental income while keeping the door wide open for personal use. Flexible investment strategies include:Turnkey Cash-Flow Rental — Tenant already in place means immediate monthly income with minimal vacancy risk. Proven rental demand in this price-sensitive Niagara Falls

Key facts

• Manageable lot
• Fenced yard
• Classic 1935 built

Tags

• CLASSIC 1935 BUILT
• MANAGEABLE LOT
• FENCED YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story existing home
• Construction: Vinyl siding; Block foundation
• Exterior features: Dirt driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 36 x 97

Interior

• Kitchen: Gas water heater
• Bedrooms: One main-level bedroom
• Flooring: Vinyl flooring; Varied flooring types
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas, forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Full basement
• Laundry & utility: Has heating system (see Heating & cooling); Basement available for utilities/storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 11.8% 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; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1935 — 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: 1.40% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.76%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $74,305
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Centre Ave	0.10mi	3/1.0	1,008 (+4%)	10mo	$77,500	$77	78
2322 14th St	0.39mi	3/1.0	1,032 (+7%)	14mo	$55,000	$53	57
4022 Lewiston Rd	0.73mi	3/1.0	992 (+3%)	4mo	$182,000	$183	56
1210 Vanderbilt Ave	0.69mi	3/1.5	1,006 (+4%)	7mo	$175,000	$174	55
3934 Macklem Ave	0.66mi	3/1.0	1,053 (+9%)	4mo	$224,720	$213	49
3908 Bell St	0.63mi	3/1.0	992 (+3%)	18mo	$70,000	$71	49
1362 Michigan Ave	0.71mi	2/1.0 (-1)	1,020 (+6%)	12mo	$25,000	$25	40
1657 Ontario Ave	0.67mi	2/1.0 (-1)	928 (-4%)	19mo	$61,000	$66	40
807 Maple Ave	0.75mi	3/1.0	1,099 (+14%)	8mo	$215,000	$196	33

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $11,703
• Equity at exit: $13,270

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $43,819
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$467
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $410

Break-even live

Break-even rent $731

Max offer price $89,000

Occupancy floor 62%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.04mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	2d	1	0.73mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	2d	1	0.73mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	17d	1	1.16mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	24d	1	1.25mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	1.32mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	1.34mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	17d	1	1.42mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	24d	1	1.43mi

Listing history 7 events

1. 2026-06-18
   days on market $89,000 Active 8 DOM
2. 2026-06-17
   days on market $89,000 Active 7 DOM
3. 2026-06-16
   days on market $89,000 Active 6 DOM
4. 2026-06-15
   days on market $89,000 Active 5 DOM
5. 2026-06-13
   days on market $89,000 Active 3 DOM
6. 2026-06-13
   remarks 681-char remark
7. 2026-06-13
   listed $89,000 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: $882 · $74/mo
• Projected year-2 tax: $1,193 · $99/mo
• Expected delta: +$311/yr (+$26/mo · 35.2%)

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,001
• − Mortgage interest: −$4,985
• − Property taxes: −$882
• − Insurance: −$445
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,589
• Taxable income: $3,699
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $4,035/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

2 events — show timeline

• 2026-06-10 Listed $89,000 WNYREIS
• 2022-02-13 Price Changed $875 RENT.

Property tax history

+5.8%/yr

Latest (2025): $882 · -41.5% YoY. Source: county tax records.