2486 Pierce Ave · Niagara Falls, NY 14301

$169,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 21 Days on market

Built 1905 4,340 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

Welcome to 2486 Pierce Avenue, a charming and move-in ready single-family home in Niagara Falls offering the perfect blend of comfort, updates, and functionality. This well-maintained home features 3 generous sized bedrooms, 1 full bathroom on 2nd level, and a full basement that includes an additional half bath and provides excellent storage space or potential for future finishing. Enjoy the fresh, modern feel throughout with new flooring, freshly painted interior and exterior, updated fixtures, and a new dishwasher. Outside, the large yard offers plenty of space for entertaining, pets, gardening, or simply relaxing outdoors. A standout feature of this property is the spacious 3-car detache

Key facts

• Large yard
• Full basement
• Move in ready

Tags

• MOVE IN READY
• FULL BASEMENT
• LARGE YARD
• 3 CAR DETACHED GARAGE
• NEAR LOCAL AMENITIES

Property features AI

Exterior

• Parking: Detached garage with 3 spaces and garage door opener; No driveway
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story residence; Existing year built
• Construction: Aluminum and vinyl siding; Asphalt roof; Block foundation; Resale condition
• Exterior features: Fully fenced private yard; See remarks

Interior

• Kitchen: Dishwasher
• Bedrooms: Total of 6 rooms including living areas and laundry
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Separate/formal dining room; Separate/formal living room; Other interior features (see remarks)
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (23.8% below list).
• Recommended offer: $130k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 7.5% in Niagara Falls — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Hyde Park School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 505 students, 81% 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,510 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $109,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1870 South Ave	0.46mi	3/1.0	1,320 (+6%)	0mo	$116,000	$88	69
2456 South Ave	0.31mi	3/1.0	1,380 (+11%)	2mo	$120,000	$87	66
1852 Ontario Ave	0.62mi	3/1.0	1,273 (+2%)	3mo	$85,000	$67	66
1812 Pierce Ave	0.46mi	3/1.0	1,152 (-8%)	0mo	$65,000	$56	65
2487 Grand Ave	0.41mi	4/1.5 (+1)	1,188 (-5%)	1mo	$169,900	$143	65
2434 Weston Ave	0.27mi	3/1.0	1,400 (+12%)	4mo	$170,000	$121	64
605 29th St	0.58mi	4/1.0 (+1)	1,320 (+6%)	3mo	$130,000	$98	56
1512 Willow Ave	0.67mi	3/1.0	1,148 (-8%)	0mo	$39,300	$34	55
628 20th St	0.65mi	3/2.0	1,328 (+6%)	2mo	$115,000	$87	54
724 17th St	0.71mi	3/1.5	1,179 (-6%)	4mo	$70,000	$59	52
2189 Seneca Ave	0.66mi	3/1.5	1,125 (-10%)	2mo	$130,000	$116	49
2540 Jerauld Ave	0.59mi	2/1.5 (-1)	1,108 (-11%)	2mo	$223,000	$201	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 2.84×
• Total profit: $87,658
• Equity at exit: $153,059

10-year hold

• IRR: 21.4%
• Equity multiple: 6.98×
• Total profit: $284,421
• Equity at exit: $330,078

Cash invested: $47,572 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$891
• Tax from tax record: −$246 /mo · $2,952/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-185

Break-even live

Break-even rent $1,529

Max offer price $137,286

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-137	+0% $-185	+5% $-233	+10% $-281
Rent	-10% $-287	-5% $-236	+0% $-185	+5% $-133	+10% $-82
Rate	-1.0pp $-99	-0.5pp $-141	base $-185	+0.5pp $-229	+1.0pp $-273

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	5d	1	0.05mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	19d	1	0.27mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	45d	1	0.48mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	23d	1	0.55mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	25d	1	0.62mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	3d	1	0.63mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	3d	1	0.63mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	5d	1	0.77mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	25d	1	0.81mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	16d	1	0.89mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	45d	1	0.90mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	12d	1	0.90mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	45d	1	0.98mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	19d	1	1.01mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	45d	1	1.02mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	1.04mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	16d	1	1.07mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	45d	1	1.09mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	1.12mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	3d	1	1.17mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	45d	1	1.30mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	3d	1	1.37mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	5d	1	1.37mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	25d	1	1.38mi

Listing history 15 events

1. 2026-06-21
   days on market $169,900 Active 21 DOM
2. 2026-06-18
   days on market $169,900 Active 18 DOM
3. 2026-06-17
   days on market $169,900 Active 17 DOM
4. 2026-06-16
   pricedays on market $169,900 Active 16 DOM
5. 2026-06-15
   days on market $179,900 Active 15 DOM
6. 2026-06-13
   days on market $179,900 Active 13 DOM
7. 2026-06-13
   days on market $179,900 Active 12 DOM
8. 2026-06-10
   days on market $179,900 Active 10 DOM
9. 2026-06-09
   days on market $179,900 Active 9 DOM
10. 2026-06-08
    days on market $179,900 Active 8 DOM
11. 2026-06-07
    days on market $179,900 Active 7 DOM
12. 2026-06-03
    days on market $179,900 Active 3 DOM
13. 2026-06-02
    days on market $179,900 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $179,900 Active 1 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: $2,952 · $246/mo
• Projected year-2 tax: $2,952 · $246/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 (unshaded) · 20% 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: $15,541
• − Mortgage interest: −$9,517
• − Property taxes: −$2,952
• − Insurance: −$850
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$4,943
• Taxable loss: −$5,206
• Est. tax savings @ 24.0%: +$1,249
• After-tax cash flow: $-966/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

1 event — show timeline

• 2026-05-31 Listed $179,900 WNYREIS

Property tax history

+15.8%/yr

Latest (2025): $2,952 · +24.0% YoY. Source: county tax records.