720 Monteagle St · Niagara Falls, NY 14305

$88,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 53 Days on market

Built 1902 Fair condition 4,208 sqft lot $73/sqft · 39% below area Est $145k · 39% under ↓ 5% since listing

---

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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute Single family has tenant that prefers to stay paying $1400/month. 3 bedrooms and 2 full baths for convenience and space. Large kitchen and dining room. An additional first floor living space. Never hot water tank. Newer windows and carpet. Basement has toilet. Back yard with a shed! Priced to sell!

Key facts

• 4,208 sq ft lot
• Built 1902
• Listed 52 days

🏷️ Possibly a rental listed for sale. The $88,900 price doesn't fit this home's estimated sale value (~$145,256) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 8.1% 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: crime F, amenities F, commute 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.
• Zoned schools: Maple Avenue School (math 17% / reading 27%, grade F, #1,923 of 2,108 statewide, top 92%, 397 students, 72% FRL); Gaskill Preparatory School (math 10% / reading 22%, grade F, #702 of 729 statewide, top 96%, 500 students, 78% FRL); Niagara Falls High School (math 75% / reading 92%, grade A, #409 of 1,100 statewide, top 39%, 2,139 students, 71% FRL).
• Market conditions: 189 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: property tax is 3.0% of price; built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,233 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.43% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 5.8

CMA / ARV

• ARV (median comp): $145,256
• List price: $88,900
• Delta: -38.11%
• 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
725 Monteagle St	0.02mi	3/2.0	1,210 (-1%)	1mo	$85,000	$70	92
2946 Mckoon Ave	0.24mi	3/1.5	1,291 (+6%)	6mo	$90,000	$70	73
939 Grove Ave	0.29mi	4/1.0 (+1)	1,190 (-3%)	7mo	$180,000	$151	71
2830 Macklem Ave	0.13mi	3/2.0	1,372 (+12%)	2mo	$161,000	$117	68
1137 North Ave	0.50mi	4/1.0 (+1)	1,206 (-2%)	8mo	$10,000	$8	62
3834 Deveaux St	0.55mi	4/1.0 (+1)	1,184 (-3%)	13mo	$153,000	$129	53
3742 Mckoon Ave	0.47mi	3/1.5	1,364 (+11%)	8mo	$101,200	$74	51
1112 College Ave	0.59mi	4/2.0 (+1)	1,246 (+2%)	13mo	$165,000	$132	50
1317 Niagara Ave	0.66mi	2/2.0 (-1)	1,310 (+7%)	3mo	$28,000	$21	46
3934 Macklem Ave	0.61mi	3/1.0	1,053 (-14%)	6mo	$224,720	$213	44
807 Maple Ave	0.67mi	3/1.0	1,099 (-10%)	10mo	$215,000	$196	44
4011 Bell St	0.71mi	3/2.0	1,350 (+10%)	5mo	$150,000	$111	41

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,593
• Equity at exit: $13,255

10-year hold

• IRR: 13.3%
• Equity multiple: 2.07×
• Total profit: $26,544
• Equity at exit: $7,686

Cash invested: $24,892 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 12 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $85,000 ($77/sqft)
• Median days on market: 47 d
• This list price: 54% of active listings are priced below it
• ARV vs active asking: +53.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14305

• Home prices YoY: -10.9%
• Active inventory: 189
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$466
• Tax from tax record: −$221 /mo · $2,647/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $281

Break-even live

Break-even rent $916

Max offer price $88,900

Occupancy floor 73%

Sensitivity live

Price	-10% $332	-5% $306	+0% $281	+5% $256	+10% $231
Rent	-10% $181	-5% $231	+0% $281	+5% $331	+10% $382
Rate	-1.0pp $326	-0.5pp $304	base $281	+0.5pp $258	+1.0pp $235

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: $22,225
• Closing costs: $2,667
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	19d	1	0.14mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	11d	1	0.89mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	11d	1	0.89mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	52d	1	1.09mi
1533 La Salle Ave Unit Lower Niagara Falls, NY	2.0	1.0	748	$1,100	$1.47	32d	1	1.20mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	93d	1	1.22mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	52d	1	1.29mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	72d	1	1.31mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	66d	1	1.32mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	72d	1	1.36mi
1192 Haeberle Ave Niagara Falls, NY	2.0	1.0	920	$1,300	$1.41	35d	1	1.38mi
700 Pine Ave Unit 1 Niagara Falls, NY	3.0	1.0	1275	$1,395	$1.09	11d	1	1.40mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	93d	1	1.44mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	70d	1	1.46mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	72d	1	1.49mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	17d	1	1.49mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connectedSewer connected
• Home design: 2-story homeExisting (previously built)Rectangular residential lot, approximately 30 x 140City street frontage
• Construction: Composite sidingAsphalt roofPoured foundation
• Exterior features: Blacktop drivewayShed(s) and storageSee remarks

Interior

• Bedrooms: Convertible bedroom (room count included in total rooms)
• Flooring: Hardwood flooringLaminate flooringVaried flooring
• Bathrooms: 1 full bathroom1 half bathroomMain level has 1 bathroom
• Heating & cooling: Gas forced-air heatingWindow air conditioning units
• Interior features: Separate/formal dining roomSeparate/formal living roomConvertible bedroomFull basement
• Laundry & utility: Laundry in basementGas water heater

Listing history 50 events

1. 2026-08-08
   days on market $88,900 Active 53 DOM
2. 2026-08-07
   pricedays on market $88,900 Active 52 DOM
3. 2026-08-06
   days on market $89,900 Active 51 DOM
4. 2026-08-05
   days on market $89,900 Active 50 DOM
5. 2026-08-04
   days on market $89,900 Active 49 DOM
6. 2026-08-03
   days on market $89,900 Active 48 DOM
7. 2026-07-31
   days on market $89,900 Active 45 DOM
8. 2026-07-30
   days on market $89,900 Active 44 DOM
9. 2026-07-30
   days on market $89,900 Active 43 DOM
10. 2026-07-28
    days on market $89,900 Active 42 DOM
11. 2026-07-26
    days on market $89,900 Active 40 DOM
12. 2026-07-24
    days on market $89,900 Active 38 DOM
13. 2026-07-23
    days on market $89,900 Active 37 DOM
14. 2026-07-22
    days on market $89,900 Active 36 DOM
15. 2026-07-21
    days on market $89,900 Active 35 DOM
16. 2026-07-20
    days on market $89,900 Active 34 DOM
17. 2026-07-18
    days on market $89,900 Active 32 DOM
18. 2026-07-18
    days on market $89,900 Active 31 DOM
19. 2026-07-16
    days on market $89,900 Active 30 DOM
20. 2026-07-15
    days on market $89,900 Active 29 DOM
21. 2026-07-14
    days on market $89,900 Active 28 DOM
22. 2026-07-13
    days on market $89,900 Active 27 DOM
23. 2026-07-13
    days on market $89,900 Active 26 DOM
24. 2026-07-11
    days on market $89,900 Active 25 DOM
25. 2026-07-10
    days on market $89,900 Active 24 DOM
26. 2026-07-09
    days on market $89,900 Active 23 DOM
27. 2026-07-07
    days on market $89,900 Active 21 DOM
28. 2026-07-06
    days on market $89,900 Active 20 DOM
29. 2026-07-05
    days on market $89,900 Active 19 DOM
30. 2026-07-03
    days on market $89,900 Active 17 DOM
31. 2026-07-02
    days on market $89,900 Active 16 DOM
32. 2026-07-01
    days on market $89,900 Active 15 DOM
33. 2026-06-30
    days on market $89,900 Active 14 DOM
34. 2026-06-29
    days on market $89,900 Active 13 DOM
35. 2026-06-28
    days on market $89,900 Active 12 DOM
36. 2026-06-27
    days on market $89,900 Active 11 DOM
37. 2026-06-27
    days on market $89,900 Active 10 DOM
38. 2026-06-25
    days on market $89,900 Active 8 DOM
39. 2026-06-22
    days on market $89,900 Active 6 DOM
40. 2026-06-21
    days on market $89,900 Active 5 DOM
41. 2026-06-18
    days on market $89,900 Active 2 DOM
42. 2026-06-16
    days on marketlisting id $89,900 Active 1 DOM
43. 2026-06-15
    days on market $89,900 Active 96 DOM
44. 2026-06-13
    days on market $89,900 Active 94 DOM
45. 2026-06-13
    days on market $89,900 Active 93 DOM
46. 2026-06-10
    days on market $89,900 Active 91 DOM
47. 2026-06-09
    days on market $89,900 Active 90 DOM
48. 2026-06-08
    pricedays on market $89,900 Active 89 DOM
49. 2026-06-07
    days on market $94,900 Active 88 DOM
50. 2026-06-03
    days on market $94,900 Active 84 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: $2,647 · $221/mo
• Projected year-2 tax: $2,647 · $221/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 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: $15,267
• − Mortgage interest: −$4,980
• − Property taxes: −$2,647
• − Insurance: −$444
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$2,586
• Taxable income: $2,167
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $2,855/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $30,600–$55,080 screening

The home requires moderate exterior repairs and maintenance, with potential for significant value increase through painting and carpet replacement.

Repairs flagged

• Moderate exterior siding — Weathered and faded
• Moderate exterior paint — Faded and uneven

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair and paint roof — Improves structural integrity and aesthetics ↑
• Both replace carpet — Fresh carpet improves comfort and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Maple Avenue School F NY #1,923/2,108 Nat'l #32,000/41,679 Middle Gaskill Preparatory School F NY #702/729 Nat'l #12,486/14,009 High Niagara Falls High School A NY #409/1,100 Nat'l #817/17,239

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

C Composite livability gradescore 60/100

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 · 204,149 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: 16% of renters

---

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

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connectedSewer connected
• Home design: 2-story homeExisting (previously built)Rectangular residential lot, approximately 30 x 140City street frontage
• Construction: Composite sidingAsphalt roofPoured foundation
• Exterior features: Blacktop drivewayShed(s) and storageSee remarks

Interior

• Bedrooms: Convertible bedroom (room count included in total rooms)
• Flooring: Hardwood flooringLaminate flooringVaried flooring
• Bathrooms: 1 full bathroom1 half bathroomMain level has 1 bathroom
• Heating & cooling: Gas forced-air heatingWindow air conditioning units
• Interior features: Separate/formal dining roomSeparate/formal living roomConvertible bedroomFull basement
• Laundry & utility: Laundry in basementGas water heater

Price history

-5.3% since first listed

8 events — show timeline

• 2026-06-16 Listed $89,900 WNYREIS
• 2026-06-15 Listing Removed — WNYREIS
• 2026-06-08 Price Changed $89,900 WNYREIS
• 2026-05-27 Relisted — WNYREIS
• 2026-05-04 Pending — WNYREIS
• 2026-04-13 Relisted — WNYREIS
• 2026-04-08 Pending — WNYREIS
• 2026-02-11 Listed $94,900 WNYREIS

Property tax history

+6.7%/yr

Latest (2025): $2,647 · +17.5% YoY. Source: county tax records.