2424 Cudaback Ave · Niagara Falls, NY 14303

$119,999

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 157 Days on market

Built 1915 3,480 sqft lot $71/sqft · 8% below area Est $131k · 8% under

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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 +19.8/30.0
• ARV discount +11.3/15.0
• 1% rule +6.4/10.0
• DSCR +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks MLS

Welcome to your dream home, just minutes away from the breathtaking Niagara Falls State Park and the iconic Rainbow Bridge to Canada. This newly updated single-family residence boasts a fresh and inviting ambiance with freshly painted walls and brand-new flooring throughout. Every corner reflects modern living, thanks to all updated utilities that ensure comfort and efficiency. The spacious two-car garage provides ample room for your vehicles and storage needs, while the fenced-in yard offers a perfect space for outdoor activities, gardening, or enjoying quiet evenings under the stars. Whether you’re looking for a family home or a weekend getaway, this property combines convenience, style, and tranquility in one perfect package. Experience the beauty and excitement of the Niagara region while enjoying the comfort of your own sanctuary. Don’t miss this opportunity to make it yours!

Key facts

• Brand-new flooring
• Updated utilities
• Fenced-in yard

Tags

• NEWLY UPDATED RESIDENCE
• FRESHLY PAINTED WALLS
• BRAND-NEW FLOORING
• UPDATED UTILITIES
• SPACIOUS TWO-CAR GARAGE
• FENCED-IN YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% 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: 74 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($46k/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 $829 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 157 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.14% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

• ARV (median comp): $130,923
• List price: $119,999
• Delta: -8.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2426 Falls St	0.07mi	4/2.0 (+1)	1,670 (-1%)	7mo	$75,000	$45	83
1968 Welch Ave	0.25mi	4/2.0 (+1)	1,656 (-1%)	3mo	$139,900	$84	76
1791 Welch Ave	0.40mi	4/2.0 (+1)	1,700 (+1%)	8mo	$35,200	$21	66
2526 Walnut Ave	0.53mi	4/1.0 (+1)	1,664 (-1%)	3mo	$112,000	$67	64
1424 Osborne Ct	0.62mi	3/2.0	1,722 (+2%)	4mo	$70,000	$41	62
552 29th St	0.55mi	3/2.0	1,573 (-6%)	4mo	$140,000	$89	58
451 20th St	0.39mi	3/1.0	1,440 (-14%)	2mo	$85,000	$59	54
554 31st St	0.61mi	3/1.0	1,524 (-9%)	2mo	$156,000	$102	53
527 23rd St	0.45mi	4/2.0 (+1)	1,488 (-11%)	1mo	$154,000	$103	52
3510 Chapin Ave	0.68mi	4/2.0 (+1)	1,547 (-8%)	3mo	$184,900	$120	45
3070 Orleans Ave	0.54mi	3/1.5	1,444 (-14%)	13mo	$100,000	$69	41
3317 D St	0.64mi	4/2.0 (+1)	1,500 (-11%)	10mo	$170,000	$113	37

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-10,247
• Equity at exit: $17,892

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,161
• Equity at exit: $10,375

Cash invested: $33,600 (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 14303

• Home prices YoY: -1.7%
• Active inventory: 74
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$629
• Tax from tax record: −$257 /mo · $3,084/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $143

Break-even live

Break-even rent $1,185

Max offer price $119,999

Occupancy floor 85%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	1d	1	0.06mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	0.21mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	43d	1	0.38mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	0.64mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	17d	1	0.88mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	0.98mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	3d	1	1.02mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	43d	1	1.10mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	43d	1	1.21mi

Listing history 19 events

1. 2026-06-10
   days on market $119,999 Active 157 DOM
2. 2026-06-09
   days on market $119,999 Active 156 DOM
3. 2026-06-08
   days on market $119,999 Active 155 DOM
4. 2026-06-07
   days on market $119,999 Active 154 DOM
5. 2026-06-03
   days on market $119,999 Active 150 DOM
6. 2026-06-02
   days on market $119,999 Active 149 DOM
7. 2026-06-01
   days on market $119,999 Active 148 DOM
8. 2026-05-31
   days on market $119,999 Active 147 DOM
9. 2026-05-12
   status Active 905-char remark

   Show marketing remark (905 chars)

   Welcome to your dream home, just minutes away from the breathtaking Niagara Falls State Park and the iconic Rainbow Bridge to Canada. This newly updated single-family residence boasts a fresh and inviting ambiance with freshly painted walls and brand-new flooring throughout. Every corner reflects modern living, thanks to all updated utilities that ensure comfort and efficiency. The spacious two-car garage provides ample room for your vehicles and storage needs, while the fenced-in yard offers a perfect space for outdoor activities, gardening, or enjoying quiet evenings under the stars. Whether you’re looking for a family home or a weekend getaway, this property combines convenience, style, and tranquility in one perfect package. Experience the beauty and excitement of the Niagara region while enjoying the comfort of your own sanctuary. Don’t miss this opportunity to make it yours!

10. 2026-04-17
    price $119,999 905-char remark

    Show marketing remark (905 chars)

    Welcome to your dream home, just minutes away from the breathtaking Niagara Falls State Park and the iconic Rainbow Bridge to Canada. This newly updated single-family residence boasts a fresh and inviting ambiance with freshly painted walls and brand-new flooring throughout. Every corner reflects modern living, thanks to all updated utilities that ensure comfort and efficiency. The spacious two-car garage provides ample room for your vehicles and storage needs, while the fenced-in yard offers a perfect space for outdoor activities, gardening, or enjoying quiet evenings under the stars. Whether you’re looking for a family home or a weekend getaway, this property combines convenience, style, and tranquility in one perfect package. Experience the beauty and excitement of the Niagara region while enjoying the comfort of your own sanctuary. Don’t miss this opportunity to make it yours!

11. 2025-12-10
    listed $99,000 Active 905-char remark

    Show marketing remark (905 chars)

    Welcome to your dream home, just minutes away from the breathtaking Niagara Falls State Park and the iconic Rainbow Bridge to Canada. This newly updated single-family residence boasts a fresh and inviting ambiance with freshly painted walls and brand-new flooring throughout. Every corner reflects modern living, thanks to all updated utilities that ensure comfort and efficiency. The spacious two-car garage provides ample room for your vehicles and storage needs, while the fenced-in yard offers a perfect space for outdoor activities, gardening, or enjoying quiet evenings under the stars. Whether you’re looking for a family home or a weekend getaway, this property combines convenience, style, and tranquility in one perfect package. Experience the beauty and excitement of the Niagara region while enjoying the comfort of your own sanctuary. Don’t miss this opportunity to make it yours!

12. 2025-12-03
    historical
13. 2025-10-08
    price $115,000
14. 2025-10-08
    price $114,999
15. 2025-08-12
    price $119,000
16. 2025-07-18
    price $124,000
17. 2025-06-18
    listed $129,000 Active
18. 2024-12-07
    price $124,999
19. 2024-10-15
    listed $119,000 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: $3,084 · $257/mo
• Projected year-2 tax: $3,084 · $257/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 4/10 Moderate FEMA zone X (shaded) · 22% 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: $16,395
• − Mortgage interest: −$6,722
• − Property taxes: −$3,084
• − Insurance: −$600
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,491
• Taxable loss: −$125
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,747/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): 6,156
• Household income: $45,646
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 230.0

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 0.68)
• Race & ethnicity: White 53% Two or more races 18% Hispanic / Latino 15% Black 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 1%
• Foreign-born: 3%
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 3% Russian/Polish/Slavic 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: ▼ -5.37%
• Current HPI: 311.8094
• 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

+0.8% since first listed

11 events — show timeline

• 2026-05-12 Relisted — WNYREIS
• 2026-04-17 Price Changed $119,999 WNYREIS
• 2025-12-10 Listed $99,000 WNYREIS
• 2025-12-03 Listing Removed — WNYREIS
• 2025-10-08 Price Changed $115,000 WNYREIS
• 2025-10-08 Price Changed $114,999 WNYREIS
• 2025-08-12 Price Changed $119,000 WNYREIS
• 2025-07-18 Price Changed $124,000 WNYREIS
• 2025-06-18 Listed $129,000 WNYREIS
• 2024-12-07 Price Changed $124,999 WNYREIS
• 2024-10-15 Listed $119,000 WNYREIS

Property tax history

+9.0%/yr

Latest (2025): $3,084 · +18.2% YoY. Source: county tax records.