3287 Whitehaven Rd · Niagara Falls, NY 14072

$199,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 12 Days on market

Built 1942 0.41 ac lot $166/sqft · 14% below area Est $230k · 14% 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 +24.2/30.0
• ARV discount +13.6/15.0
• DSCR +7.8/10.0
• 1% rule +7.0/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3287 Whitehaven Rd. Opportunity Awaits! This property can serve as a primary residence, rental, or second home. Location, Location, Location! Situated near The Grand Island Golden Age Center, Big Six Mile Creek State Park Marina, The West River Trail, the Nike Base and enjoy access to: Basketball courts, Baseball diamonds with lighting, A 9-hole par 3 golf course. Conveniently located between the U. S. -Canada Rainbow and Peace Bridges. This aluminum-sided, beach house-style ranch home sits on on an approximately 150’ x 131’ lot, offering privacy with a wooded area behind it. The home features 3 bedrooms, 1 bath, 2.5 car garage with electric. This house has a large ea

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1942

Property features AI

Exterior

• Parking: Detached garage with electricity; Approximately 2.5 garage spaces
• Security: Owned security system
• Utilities: Electricity connected; Public water connected; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; Existing (established) property
• Construction: Metal roof; Aluminum siding; Blown-in insulation; Attic/crawl hatchway(s) insulated; Poured foundation and slab
• Exterior features: Deck; Porch; Screened porch; Enclosed porch; Concrete driveway; Barbecue; Partial fencing; Shed(s) / additional storage

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Range hood; Microwave; Refrigerator; Appliances negotiable
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating; Window air conditioning units
• Interior features: Eat-in kitchen; Separate/formal living room; Sliding doors / sliding glass door(s); Storage; Programmable thermostat; See remarks
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).

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.
• Grand Island Central School District (suburban): math 54% / reading 57% proficiency, ranked #263 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 129 active listings in the ZIP; high-income renter base; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $79k; list at $199k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 6.9

CMA / ARV

• ARV (median comp): $230,171
• List price: $199,000
• Delta: -13.54%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,769
• Equity at exit: $29,672

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $27,205
• Equity at exit: $17,206

Cash invested: $55,720 (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 14072

• Active inventory: 129
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,389 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$363 /mo · $4,350/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $398

Break-even live

Break-even rent $1,885

Max offer price $199,000

Occupancy floor 78%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-17
   status Pending 1325-char remark
2. 2026-05-05
   listed $199,000 Active 1325-char remark
3. 1995-08-03
   soldstatus $79,000

ⓘ 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: $4,350 · $363/mo
• Projected year-2 tax: $4,350 · $363/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 ≥92°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: $28,669
• − Mortgage interest: −$11,147
• − Property taxes: −$4,350
• − Insurance: −$995
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − Depreciation: −$5,789
• Taxable income: $1,800
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $4,348/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: Grand Island Central School District
• NCES district ID: 3607020
• Math proficiency: 54% ▼ -15.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $77,014
• Composite: 49.92/100
• National rank: #1938
• State rank: #263 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: Erie County · 714,559 people
• City population: 62,983
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 21,488
• Household income: $115,991
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 283.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Black 2% Asian 2%
• Common ancestry: Romanian 16% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.87%
• Current HPI: 332.5322
• 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

+151.9% since first listed

3 events — show timeline

• 2026-05-17 Pending — WNYREIS
• 2026-05-05 Listed $199,000 WNYREIS
• 1995-08-03 Sold (Public Records) $79,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,350 · +11.8% YoY. Source: county tax records.