507 19th St · Niagara Falls, NY 14301

$22,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 38 Days on market

Built 1920 ↓ 26% since listing

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

Listing remarks MLS

Attention investors and rehabbers! This fire-damaged property in Niagara Falls offers a great opportunity for a full renovation. Located in a growing area, this home has potential but needs extensive repairs to restore its charm. With the right vision and work, this could be a fantastic investment or resale project. Sold as-is. Don’t miss this chance to bring new life to this property!

Key facts

• Good rent potential
• Full basement
• Bungalow style

Tags

• BUNGALOW STYLE
• FULL BASEMENT
• GOOD RENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $21k (3.0% below list) — sets the bar for market timing.
• Cap rate 48.4% 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% 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 $2k of equity ($152 loan paydown + $2k 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.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($21k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $17k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
7. 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.
8. 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: 5.32% ✓
• Cap rate: 48.44%
• Cash-on-cash: 150.52%
• DSCR: 7.70
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $60,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 19th St	0.00mi	2/1.0	800 (0%)	12mo	$16,900	$21	90
484 22nd St	0.14mi	2/1.0	864 (+8%)	12mo	$101,000	$117	70
422 26th St	0.45mi	2/1.0	760 (-5%)	12mo	$67,500	$89	61
1702 Niagara St	0.24mi	2/1.0	884 (+10%)	16mo	$58,000	$66	58
1336 Elmwood Ave	0.58mi	2/1.0	804 (+0%)	17mo	$50,000	$62	58
2641 Welch Ave	0.58mi	2/1.0	792 (-1%)	17mo	$50,000	$63	57
443 22nd St	0.21mi	3/1.0 (+1)	910 (+14%)	12mo	$103,000	$113	52
2772 Welch Ave	0.70mi	1/1.0 (-1)	799 (-0%)	12mo	$60,000	$75	52
559 31st St	0.72mi	2/1.0	725 (-9%)	2mo	$89,500	$123	49
1102 22nd St	0.52mi	2/1.5	720 (-10%)	16mo	$87,000	$121	44
632 29th St	0.61mi	2/1.0	702 (-12%)	14mo	$42,000	$60	39
1304 Ashland Ave	0.66mi	3/1.0 (+1)	900 (+12%)	18mo	$52,000	$58	28

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: —
• Equity multiple: 11.94×
• Total profit: $67,397
• Equity at exit: $19,819

10-year hold

• IRR: —
• Equity multiple: 29.43×
• Total profit: $175,133
• Equity at exit: $42,741

Cash invested: $6,160 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$115
• Tax est. 1.5%: −$28 /mo · $330/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $773

Break-even live

Break-even rent $192

Max offer price $22,000

Occupancy floor 29%

Sensitivity live

Price	-10% $788	-5% $780	+0% $773	+5% $765	+10% $757
Rent	-10% $680	-5% $726	+0% $773	+5% $819	+10% $865
Rate	-1.0pp $784	-0.5pp $778	base $773	+0.5pp $767	+1.0pp $761

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	44d	1	0.20mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	15d	1	0.27mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	44d	1	0.28mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	44d	1	0.32mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	22d	1	0.35mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	17d	1	0.39mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	24d	1	0.41mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	44d	1	0.42mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	11d	1	0.58mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	4d	1	0.78mi
700 Pine Ave Unit 1 Niagara Falls, NY	1.0	1.0	1075	$1,075	$1.00	12d	1	0.79mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	24d	1	0.80mi
616 Niagara St Niagara Falls, NY	1.0	1.0	750	$1,288	$1.72	2d	1	0.81mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	0.81mi
510 6th St Unit 3 Niagara Falls, NY	1.0	1.0	950	$900	$0.95	44d	1	0.85mi
714 Buffalo Ave Apt 5 Niagara Falls, NY	1.0	1.0	528	$850	$1.61	4d	1	0.96mi
714 Buffalo Ave Unit 3 Niagara Falls, NY	1.0	1.0	1000	$1,200	$1.20	44d	1	0.96mi
714 Buffalo Ave Unit 4 Niagara Falls, NY	1.0	1.0	1000	$1,000	$1.00	44d	1	0.96mi
463 3rd St Unit 6 Niagara Falls, NY	1.0	1.0	600	$1,250	$2.08	44d	1	1.02mi
463 3rd St Unit 5 Niagara Falls, NY	1.0	1.0	600	$2,000	$3.33	24d	1	1.02mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	44d	1	1.02mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	17d	1	1.04mi
530 Main St Unit 14 Niagara Falls, NY	1.0	1.0	650	$1,050	$1.62	24d	1	1.05mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	15d	1	1.06mi
460 3rd St Niagara Falls, NY	1.0	1.0	725	$1,212	$1.67	2d	1	1.06mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	2d	1	1.13mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	2d	1	1.13mi

Listing history 23 events

1. 2026-06-18
   days on market $22,000 Active 38 DOM
2. 2026-06-17
   days on market $22,000 Active 37 DOM
3. 2026-06-16
   days on market $22,000 Active 36 DOM
4. 2026-06-15
   days on market $22,000 Active 35 DOM
5. 2026-06-13
   days on market $22,000 Active 33 DOM
6. 2026-06-13
   days on market $22,000 Active 32 DOM
7. 2026-06-10
   days on market $22,000 Active 30 DOM
8. 2026-06-09
   days on market $22,000 Active 29 DOM
9. 2026-06-08
   days on market $22,000 Active 28 DOM
10. 2026-06-07
    days on market $22,000 Active 27 DOM
11. 2026-06-03
    days on market $22,000 Active 23 DOM
12. 2026-06-02
    days on market $22,000 Active 22 DOM
13. 2026-06-01
    days on market $22,000 Active 21 DOM
14. 2026-05-31
    days on market $22,000 Active 20 DOM
15. 2026-05-12
    listed $22,000 Active 148-char remark
16. 2025-06-11
    soldstatus $16,900 Closed 394-char remark

    Show marketing remark (394 chars)

    Attention investors and rehabbers! This fire-damaged property in Niagara Falls offers a great opportunity for a full renovation. Located in a growing area, this home has potential but needs extensive repairs to restore its charm. With the right vision and work, this could be a fantastic investment or resale project. Sold as-is. Don’t miss this chance to bring new life to this property!

17. 2025-04-04
    status Pending 394-char remark

    Show marketing remark (394 chars)

    Attention investors and rehabbers! This fire-damaged property in Niagara Falls offers a great opportunity for a full renovation. Located in a growing area, this home has potential but needs extensive repairs to restore its charm. With the right vision and work, this could be a fantastic investment or resale project. Sold as-is. Don’t miss this chance to bring new life to this property!

18. 2025-04-02
    price $16,900 394-char remark

    Show marketing remark (394 chars)

    Attention investors and rehabbers! This fire-damaged property in Niagara Falls offers a great opportunity for a full renovation. Located in a growing area, this home has potential but needs extensive repairs to restore its charm. With the right vision and work, this could be a fantastic investment or resale project. Sold as-is. Don’t miss this chance to bring new life to this property!

19. 2025-03-30
    price $18,900 394-char remark

    Show marketing remark (394 chars)

    Attention investors and rehabbers! This fire-damaged property in Niagara Falls offers a great opportunity for a full renovation. Located in a growing area, this home has potential but needs extensive repairs to restore its charm. With the right vision and work, this could be a fantastic investment or resale project. Sold as-is. Don’t miss this chance to bring new life to this property!

20. 2025-03-13
    listed $27,000 Active 394-char remark

    Show marketing remark (394 chars)

    Attention investors and rehabbers! This fire-damaged property in Niagara Falls offers a great opportunity for a full renovation. Located in a growing area, this home has potential but needs extensive repairs to restore its charm. With the right vision and work, this could be a fantastic investment or resale project. Sold as-is. Don’t miss this chance to bring new life to this property!

21. 2021-03-12
    soldstatus $17,500 Closed Sale or Rented

    Show marketing remark (148 chars)

    2 bedroom bungalow style house in need of rehab. property has good rent potential full basement. on a main bus route and close to other bus routes

22. 2020-10-31
    status Under Contract- Do Not Show

    Show marketing remark (148 chars)

    2 bedroom bungalow style house in need of rehab. property has good rent potential full basement. on a main bus route and close to other bus routes

23. 2020-10-13
    listed $29,900 Active

    Show marketing remark (148 chars)

    2 bedroom bungalow style house in need of rehab. property has good rent potential full basement. on a main bus route and close to other bus routes

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $14,046
• − Mortgage interest: −$1,232
• − Property taxes: −$330
• − Insurance: −$110
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$640
• Taxable income: $9,486
• Est. tax owed @ 24.0%: −$2,277
• After-tax cash flow: $6,995/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

-26.4% since first listed

9 events — show timeline

• 2026-05-12 Listed $22,000 FSBO.com
• 2025-06-11 Sold (MLS) $16,900 WNYREIS
• 2025-04-04 Pending — WNYREIS
• 2025-04-02 Price Changed $16,900 WNYREIS
• 2025-03-30 Price Changed $18,900 WNYREIS
• 2025-03-13 Listed $27,000 WNYREIS
• 2021-03-12 Sold (MLS) $17,500 WNYREIS
• 2020-10-31 Pending — WNYREIS
• 2020-10-13 Listed $29,900 WNYREIS

Property tax history

+6.3%/yr

Latest (2025): $1,814 · +8.5% YoY. Source: county tax records.