1706 Niagara St · Niagara Falls, NY 14303

$75,000

4 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 181 Days on market

Built 1915 1,683 sqft lot $61/sqft · 26% below area Est $102k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 1706 Niagara St. Spacious 5-Bedroom Home in Niagara Falls Short-Term Rental Zone. Located in the heart of Niagara Falls, NY, this large 5-bedroom, 1.5-bath home is a fantastic opportunity for investors or families alike. The 3 bedrooms upstairs are walkthrough bedrooms. Situated within the city’s approved short-term rental zone, this property is perfect for Airbnb or vacation rental income potential. The home features major updates including a new roof installed less than a year ago and a furnace replaced under 3 years ago, offering peace of mind for years to come. While the home could use some cosmetic TLC, it’s a solid structure with plenty of space and charm, making it a great candidate for quick value-adding updates. Don’t miss your chance to own a property this size, in this location, with so much potential.

Key facts

• Furnace replaced
• New roof
• 1,683 sq ft lot

Tags

• NEW ROOF
• FURNACE REPLACED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 74 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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: 1.81% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 4.6

CMA / ARV

• ARV (median comp): $101,703
• List price: $75,000
• Delta: -26.26%
• 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
724 17th St	0.49mi	3/1.5 (-1)	1,179 (-4%)	4mo	$70,000	$59	61
628 20th St	0.41mi	3/2.0 (-1)	1,328 (+8%)	1mo	$115,000	$87	60
2487 Grand Ave	0.74mi	4/1.5	1,188 (-3%)	1mo	$169,900	$143	57
627 13th St	0.45mi	3/1.5 (-1)	1,120 (-9%)	4mo	$110,000	$98	54
749 16th St	0.53mi	3/1.5 (-1)	1,320 (+8%)	4mo	$117,000	$89	52
2519 Welch Ave	0.53mi	3/1.5 (-1)	1,320 (+8%)	6mo	$122,000	$92	51
1148 Haeberle Ave	0.58mi	3/1.0 (-1)	1,302 (+6%)	4mo	$85,000	$65	50
1968 Mackenna Ave	0.34mi	3/1.0 (-1)	1,080 (-12%)	6mo	$83,500	$77	50
820 22nd St	0.60mi	3/1.5 (-1)	1,317 (+8%)	8mo	$110,000	$84	46
2219 Forest Ave	0.68mi	3/1.0 (-1)	1,116 (-9%)	5mo	$155,000	$139	40
1013 13th St	0.75mi	3/1.0 (-1)	1,352 (+10%)	3mo	$97,000	$72	37
1146 Haeberle Ave	0.59mi	3/1.0 (-1)	1,408 (+15%)	4mo	$115,000	$82	35

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $11,129
• Equity at exit: $11,183

10-year hold

• IRR: 22.2%
• Equity multiple: 2.91×
• Total profit: $40,056
• Equity at exit: $6,485

Cash invested: $21,000 (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 14303

• Home prices YoY: -1.7%
• Active inventory: 74
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$393
• Tax from tax record: −$286 /mo · $3,438/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $363

Break-even live

Break-even rent $900

Max offer price $75,000

Occupancy floor 68%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	0.14mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	0.46mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	1d	1	0.51mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	0.55mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	3d	1	0.62mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	10d	1	0.64mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	0.65mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	43d	1	0.72mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	0.86mi
3225 Belden Pl Niagara Falls, NY	5.0	1.5	1344	$1,750	$1.30	1d	1	1.03mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	1.08mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	14d	1	1.14mi

Listing history 16 events

1. 2026-06-03
   days on market $75,000 Active 181 DOM
2. 2026-06-02
   days on market $75,000 Active 180 DOM
3. 2026-06-01
   days on market $75,000 Active 179 DOM
4. 2026-05-31
   days on market $75,000 Active 178 DOM
5. 2025-12-04
   listed $75,000 Active 853-char remark

   Show marketing remark (853 chars)

   Welcome to 1706 Niagara St. Spacious 5-Bedroom Home in Niagara Falls Short-Term Rental Zone. Located in the heart of Niagara Falls, NY, this large 5-bedroom, 1.5-bath home is a fantastic opportunity for investors or families alike. The 3 bedrooms upstairs are walkthrough bedrooms. Situated within the city’s approved short-term rental zone, this property is perfect for Airbnb or vacation rental income potential. The home features major updates including a new roof installed less than a year ago and a furnace replaced under 3 years ago, offering peace of mind for years to come. While the home could use some cosmetic TLC, it’s a solid structure with plenty of space and charm, making it a great candidate for quick value-adding updates. Don’t miss your chance to own a property this size, in this location, with so much potential.

6. 2025-11-12
   historical
7. 2025-09-30
   price $79,000
8. 2025-06-16
   price $87,500
9. 2025-05-12
   listed $89,000 Active
10. 2024-08-25
    historical
11. 2024-07-12
    price $75,000
12. 2024-04-15
    listed $79,000 Active
13. 2022-04-04
    soldstatus $60,000 Closed Sale or Rented
14. 2022-03-01
    status Under Contract- Do Not Show
15. 2022-02-04
    price $67,500
16. 2021-12-13
    listed $69,900 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: $3,438 · $286/mo
• Projected year-2 tax: $3,438 · $286/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 3/10 Moderate
• 🌡 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: $16,320
• − Mortgage interest: −$4,201
• − Property taxes: −$3,438
• − Insurance: −$375
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$2,182
• Taxable income: $3,513
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,517/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

+7.3% since first listed

12 events — show timeline

• 2025-12-04 Listed $75,000 WNYREIS
• 2025-11-12 Listing Removed — WNYREIS
• 2025-09-30 Price Changed $79,000 WNYREIS
• 2025-06-16 Price Changed $87,500 WNYREIS
• 2025-05-12 Listed $89,000 WNYREIS
• 2024-08-25 Listing Removed — WNYREIS
• 2024-07-12 Price Changed $75,000 WNYREIS
• 2024-04-15 Listed $79,000 WNYREIS
• 2022-04-04 Sold (MLS) $60,000 WNYREIS
• 2022-03-01 Pending — WNYREIS
• 2022-02-04 Price Changed $67,500 WNYREIS
• 2021-12-13 Listed $69,900 WNYREIS

Property tax history

+7.8%/yr

Latest (2025): $3,438 · +19.8% YoY. Source: county tax records.