436 8th St · Niagara Falls, NY 14301

$159,900

6 bd · 1.0 ba · 2,175 sqft · SingleFamily public records · 69 Days on market

Built 1925 2,640 sqft lot $74/sqft · 6% below area Est $171k · 6% under

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Why this score? — see what drove the B 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 +25.2/30.0
• ARV discount +10.4/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great value-add opportunity in the City of Niagara Falls! Now vacant and easy to show, this solid brick home offers strong bones, well-maintained mechanicals, and endless potential for its next owner. Previously tenant-occupied for over 20 years, the home is ready for cosmetic updates and your personal touch. Featuring a partially finished basement, there is additional living or recreation space already in place, adding to the home’s overall potential. With a little sweat equity, this property presents an excellent opportunity to build value quickly. The sale includes one additional lot.

Key facts

• Additional lot
• 2,640 sq ft lot
• Built 1925

Tags

• SOLID RANCH-STYLE HOME
• WELL-MAINTAINED MECHANICALS
• PARTIALLY FINISHED BASEMENT
• ADDITIONAL LIVING SPACE
• ADDITIONAL LOT

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

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; lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• At $1,650/mo this rent would consume 57% 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (median comp): $170,820
• List price: $159,900
• Delta: -6.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.65×
• Total profit: $118,604
• Equity at exit: $144,051

10-year hold

• IRR: 30.3%
• Equity multiple: 8.88×
• Total profit: $352,742
• Equity at exit: $310,651

Cash invested: $44,772 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $359

Break-even live

Break-even rent $1,196

Max offer price $159,900

Occupancy floor 73%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $159,900 Active 69 DOM
2. 2026-06-17
   days on market $159,900 Active 68 DOM
3. 2026-06-16
   days on market $159,900 Active 67 DOM
4. 2026-06-15
   days on market $159,900 Active 66 DOM
5. 2026-06-13
   days on market $159,900 Active 64 DOM
6. 2026-06-13
   days on market $159,900 Active 63 DOM
7. 2026-06-10
   days on market $159,900 Active 61 DOM
8. 2026-06-09
   days on market $159,900 Active 60 DOM
9. 2026-06-08
   days on market $159,900 Active 59 DOM
10. 2026-06-07
    days on market $159,900 Active 58 DOM
11. 2026-06-03
    days on market $159,900 Active 54 DOM
12. 2026-06-02
    days on market $159,900 Active 53 DOM
13. 2026-06-01
    days on market $159,900 Active 52 DOM
14. 2026-05-31
    days on market $159,900 Active 51 DOM
15. 2026-04-10
    listed $159,900 Active 601-char remark

    Show marketing remark (601 chars)

    Great value-add opportunity in the City of Niagara Falls! Now vacant and easy to show, this solid brick home offers strong bones, well-maintained mechanicals, and endless potential for its next owner. Previously tenant-occupied for over 20 years, the home is ready for cosmetic updates and your personal touch. Featuring a partially finished basement, there is additional living or recreation space already in place, adding to the home’s overall potential. With a little sweat equity, this property presents an excellent opportunity to build value quickly. The sale includes one additional lot.

16. 2017-02-28
    historical
17. 2015-09-22
    price $34,900
18. 2015-09-22
    price $21,500
19. 2015-09-22
    price $25,000
20. 2015-05-13
    listed $23,500 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: $472 · $39/mo
• Projected year-2 tax: $1,587 · $132/mo
• Expected delta: +$1,115/yr (+$93/mo · 236.2%)

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

Taxation est. · year 1

• Rental income: $19,802
• − Mortgage interest: −$8,957
• − Property taxes: −$472
• − Insurance: −$800
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,652
• Taxable income: $1,753
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,889/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

+580.4% since first listed

6 events — show timeline

• 2026-04-10 Listed $159,900 WNYREIS
• 2017-02-28 Listing Removed — WNYREIS
• 2015-09-22 Price Changed $25,000 WNYREIS
• 2015-09-22 Price Changed $21,500 WNYREIS
• 2015-09-22 Price Changed $34,900 WNYREIS
• 2015-05-13 Listed $23,500 WNYREIS

Property tax history

-9.2%/yr

Latest (2025): $472 · -65.8% YoY. Source: county tax records.