1236 Saunders Sett Rd · Niagara Falls, NY 14305

$125,000

3 bd · 1.5 ba · 1,473 sqft · SingleFamily public records · 71 Days on market

Built 1950 0.33 ac lot $85/sqft · 59% below area

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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 +23.9/30.0
• 1% rule +7.8/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath single-family home located in desirable Lewiston, Niagara Falls, New York. Situated on a spacious lot of over 10,000 sq ft, this property offers great potential for investors or owner-occupants alike. Features include an attached garage, generous yard space, and solid structure ready for your personal touch. Whether you're looking for your next flip project or a place to call home, this property presents an excellent opportunity in a sought-after location. Conveniently located near local amenities, parks, and schools.

Key facts

• Attached garage
• Near parks
• Generous yard space

Tags

• ATTACHED GARAGE
• GENEROUS YARD SPACE
• SOLID STRUCTURE
• SOUGHT-AFTER LOCATION
• NEAR LOCAL AMENITIES
• NEAR PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (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-Wheatfield Central School District (rural): math 64% / reading 70% proficiency, ranked #163 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 142 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $125k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.28% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 6.5

CMA / ARV

• ARV (median comp): $302,367
• List price: $125,000
• Delta: -58.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6010 Grauer Rd	0.58mi	3/1.5	1,398 (-5%)	6mo	$259,900	$186	60
6917 Colonial Dr	0.50mi	4/2.0 (+1)	1,430 (-3%)	8mo	$325,000	$227	58
5916 Miller Rd	0.65mi	3/2.0	1,372 (-7%)	9mo	$262,500	$191	49
5505 Divide Rd	0.59mi	3/2.0	1,596 (+8%)	18mo	$225,000	$141	42
1001 S Brookside Dr	0.73mi	3/1.5	1,536 (+4%)	22mo	$272,000	$177	40
6900 Colonial Dr	0.52mi	3/2.0	1,656 (+12%)	18mo	$300,000	$181	38

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,648
• Equity at exit: $18,638

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $16,387
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$315 /mo · $3,783/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $243

Break-even live

Break-even rent $1,295

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $125,000 Active 71 DOM
2. 2026-06-17
   days on market $125,000 Active 70 DOM
3. 2026-06-16
   days on market $125,000 Active 69 DOM
4. 2026-06-15
   days on market $125,000 Active 68 DOM
5. 2026-06-13
   days on market $125,000 Active 66 DOM
6. 2026-06-10
   days on market $125,000 Active 63 DOM
7. 2026-06-09
   days on market $125,000 Active 62 DOM
8. 2026-06-08
   days on market $125,000 Active 61 DOM
9. 2026-06-07
   days on market $125,000 Active 60 DOM
10. 2026-06-03
    days on market $125,000 Active 56 DOM
11. 2026-06-02
    days on market $125,000 Active 55 DOM
12. 2026-06-01
    days on market $125,000 Active 54 DOM
13. 2026-05-31
    days on market $125,000 Active 53 DOM
14. 2026-04-25
    price $125,000 550-char remark

    Show marketing remark (550 chars)

    Charming 3-bedroom, 1-bath single-family home located in desirable Lewiston, Niagara Falls, New York. Situated on a spacious lot of over 10,000 sq ft, this property offers great potential for investors or owner-occupants alike. Features include an attached garage, generous yard space, and solid structure ready for your personal touch. Whether you're looking for your next flip project or a place to call home, this property presents an excellent opportunity in a sought-after location. Conveniently located near local amenities, parks, and schools.

15. 2026-04-08
    listed $130,000 Active 550-char remark

    Show marketing remark (550 chars)

    Charming 3-bedroom, 1-bath single-family home located in desirable Lewiston, Niagara Falls, New York. Situated on a spacious lot of over 10,000 sq ft, this property offers great potential for investors or owner-occupants alike. Features include an attached garage, generous yard space, and solid structure ready for your personal touch. Whether you're looking for your next flip project or a place to call home, this property presents an excellent opportunity in a sought-after location. Conveniently located near local amenities, parks, and schools.

16. 2005-11-28
    soldstatus $66,840

ⓘ 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: $3,783 · $315/mo
• Projected year-2 tax: $3,783 · $315/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 · 14 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: $19,231
• − Mortgage interest: −$7,002
• − Property taxes: −$3,783
• − Insurance: −$625
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$3,636
• Taxable income: $1,107
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,652/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-Wheatfield Central School District
• NCES district ID: 3620850
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 70% ▲ 10.00%
• Median HH income: $57,051
• Composite: 57.53/100
• National rank: #1067
• State rank: #163 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: 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

+87.0% since first listed

3 events — show timeline

• 2026-04-25 Price Changed $125,000 WNYREIS
• 2026-04-08 Listed $130,000 WNYREIS
• 2005-11-28 Sold (Public Records) $66,840 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,783 · +8.4% YoY. Source: county tax records.