543 25th St · Niagara Falls, NY 14301

$79,900

4 bd · 2.0 ba · 2,016 sqft · MultiFamily public records · 46 Days on market

Built 1930 4,340 sqft lot $40/sqft · 67% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Let your tenant pay your mortgage! 2 bedrooms, eat in kitchen, living room and dining room in each unit. Separate utilities. Motivated seller says "Bring me an offer!"

Key facts

• Brick duplex
• Double porches
• Full basement

Tags

• BRICK DUPLEX
• DETACHED GARAGE
• DOUBLE PORCHES
• FULL BASEMENT
• FULL ATTIC
• POST-RENOVATION POTENTIAL

Property features AI

Finance

• Financial info: Owner pays water for the property; Operating expenses include water

Exterior

• Parking: Detached 2-car garage; Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-family building; Existing/resale property
• Construction: Brick and frame construction; Built as existing (year built: existing)
• Exterior features: Fully fenced lot; Rectangular residential lot with city street frontage; Lot dimensions approximately 35 x 124

Interior

• Kitchen: Each unit includes an eat-in kitchen
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: Each unit has 1 full bathroom (2 full baths total)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood, laminate, vinyl, and mixed flooring throughout; Full basement
• Laundry & utility: Gas water heater; Separate gas and electric meters for each unit

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$244,043) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $704/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• At $2,482/mo this rent would consume 86% of the median local household income ($35k/yr) (locally 954% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($552 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 $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $52k; list at $80k implies a 55% 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.11% ✓
• Cap rate: 27.45%
• Cash-on-cash: 75.56%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (median comp): $244,043
• List price: $79,900
• Delta: -67.26%
• 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
609 24th St	0.09mi	4/2.0	2,000 (-1%)	4mo	$140,000	$70	91
2615 Ferry Ave	0.15mi	4/2.0	1,848 (-8%)	6mo	$115,000	$62	74
2449 Grand Ave	0.21mi	5/2.0 (+1)	1,918 (-5%)	4mo	$135,000	$70	74
541 20th St	0.29mi	5/2.0 (+1)	1,917 (-5%)	1mo	$112,000	$58	73
2459 La Salle Ave	0.47mi	4/2.0	1,920 (-5%)	2mo	$160,000	$83	69
2219 Cudaback Ave	0.52mi	4/2.0	2,000 (-1%)	8mo	$80,000	$40	68
2455 La Salle Ave	0.47mi	4/2.0	2,152 (+7%)	3mo	$112,000	$52	65
2409 La Salle Ave	0.47mi	4/2.0	2,154 (+7%)	6mo	$185,000	$86	61
2443 Pierce Ave	0.59mi	4/2.0	2,112 (+5%)	4mo	$120,000	$57	61
2734 Forest Ave	0.42mi	4/2.0	2,208 (+10%)	7mo	$160,000	$72	59
346 Portage Rd	0.69mi	3/2.0 (-1)	1,940 (-4%)	4mo	$142,500	$73	54
1023 15th St	0.74mi	5/4.0 (+1)	2,304 (+14%)	5mo	$190,000	$82	24

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: 90.4%
• Equity multiple: 7.54×
• Total profit: $146,385
• Equity at exit: $71,980

10-year hold

• IRR: 86.7%
• Equity multiple: 18.57×
• Total profit: $393,098
• Equity at exit: $155,228

Cash invested: $22,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $1,409

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 38%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,482
Total (2 units)			$2,482

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1935 Niagara St Unit Upper Niagara Falls, NY	3.0	1.0	2685	$1,200	$0.45	14d	1	0.42mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	17d	1	0.43mi

Listing history 24 events

1. 2026-06-18
   days on market $79,900 Active 46 DOM
2. 2026-06-17
   days on market $79,900 Active 45 DOM
3. 2026-06-16
   days on market $79,900 Active 44 DOM
4. 2026-06-15
   days on market $79,900 Active 43 DOM
5. 2026-06-13
   days on market $79,900 Active 41 DOM
6. 2026-06-13
   days on market $79,900 Active 40 DOM
7. 2026-06-10
   days on market $79,900 Active 38 DOM
8. 2026-06-09
   days on market $79,900 Active 37 DOM
9. 2026-06-08
   days on market $79,900 Active 36 DOM
10. 2026-06-07
    days on market $79,900 Active 35 DOM
11. 2026-06-03
    days on market $79,900 Active 31 DOM
12. 2026-06-02
    days on market $79,900 Active 30 DOM
13. 2026-06-01
    days on market $79,900 Active 29 DOM
14. 2026-05-31
    days on market $79,900 Active 28 DOM
15. 2026-05-03
    listed $79,900 Active 713-char remark
16. 2022-12-22
    historical
17. 2022-09-22
    listed $109,900 Active
18. 2016-03-04
    soldstatus $51,500
19. 2015-08-19
    soldstatus $33,500 Closed Sale or Rented

    Show marketing remark (177 chars)

    Let your tenant pay your mortgage! 2 bedrooms, eat in kitchen, living room and dining room in each unit. Separate utilities. Motivated seller says "Bring me an offer!"

20. 2015-08-19
    soldstatus $33,500

    Show marketing remark (177 chars)

    Let your tenant pay your mortgage! 2 bedrooms, eat in kitchen, living room and dining room in each unit. Separate utilities. Motivated seller says "Bring me an offer!"

21. 2015-07-16
    status Pending Sale

    Show marketing remark (177 chars)

    Let your tenant pay your mortgage! 2 bedrooms, eat in kitchen, living room and dining room in each unit. Separate utilities. Motivated seller says "Bring me an offer!"

22. 2015-05-27
    price $44,900

    Show marketing remark (177 chars)

    Let your tenant pay your mortgage! 2 bedrooms, eat in kitchen, living room and dining room in each unit. Separate utilities. Motivated seller says "Bring me an offer!"

23. 2015-05-13
    listed $49,900 Active

    Show marketing remark (177 chars)

    Let your tenant pay your mortgage! 2 bedrooms, eat in kitchen, living room and dining room in each unit. Separate utilities. Motivated seller says "Bring me an offer!"

24. 1993-06-07
    soldstatus $56,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $29,784
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$2,324
• Taxable income: $16,621
• Est. tax owed @ 24.0%: −$3,989
• After-tax cash flow: $12,914/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

+42.7% since first listed

10 events — show timeline

• 2026-05-03 Listed $79,900 WNYREIS
• 2022-12-22 Listing Removed — WNYREIS
• 2022-09-22 Listed $109,900 WNYREIS
• 2016-03-04 Sold (Public Records) $51,500 Public Records
• 2015-08-19 Sold (Public Records) $33,500 Public Records
• 2015-08-19 Sold (MLS) $33,500 WNYREIS
• 2015-07-16 Pending — WNYREIS
• 2015-05-27 Price Changed $44,900 WNYREIS
• 2015-05-13 Listed $49,900 WNYREIS
• 1993-06-07 Sold (Public Records) $56,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,149 · +17.9% YoY. Source: county tax records.