66 Van Buren St · Lockport, NY 14094

$64,900

3 bd · 2.5 ba · 1,261 sqft · SingleFamily public records · 89 Days on market

Built 1870 2,614 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Bring your vision to this 3-bedroom, 1-bath home offering over 1,100 sq. ft. of potential. Perfect for a fix-and-flip or a high-yield rental addition to your portfolio. The main floor features an eat-in kitchen, a convenient first-floor bedroom, and a full bath. Upstairs provides additional flexible living space with classic built-in storage. Exterior includes low-maintenance vinyl siding fenced back yard, and a covered front porch. Conveniently located near downtown Lockport amenities and the Erie Canal. Sold in as-is condition. Priced to move—don't miss this opportunity to build instant equity in Niagara County!

Key facts

• First-floor bedroom
• Fenced back yard
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FIRST-FLOOR BEDROOM
• FLEXIBLE LIVING SPACE
• BUILT-IN STORAGE
• VINYL SIDING
• FENCED BACK YARD

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Public water connected; Sewer connected
• Home design: Single-story house; Resale property
• Construction: Vinyl siding; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; City street frontage; Rectangular residential lot (33 x 84)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Tile; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Partial basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 4.5% in Lockport — 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 76/100 on livability (#232 in NY, #3,669 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute D+, crime F, employment D-.
• Lockport City School District (town): math 44% / reading 49% proficiency, ranked #452 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 362 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 3.7% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.97% ✓
• Cap rate: 14.82%
• Cash-on-cash: 30.44%
• DSCR: 2.35
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $147,537
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Olcott St	0.18mi	3/2.0	1,242 (-2%)	2mo	$159,000	$128	86
305 Clinton St	0.16mi	4/1.5 (+1)	1,344 (+7%)	8mo	$120,000	$89	66
48 Pound St	0.51mi	3/1.0	1,194 (-5%)	1mo	$180,000	$151	60
47 Vine St	0.50mi	3/1.0	1,204 (-4%)	5mo	$87,000	$72	59
15 Cleveland Pl	0.55mi	3/1.0	1,192 (-6%)	7mo	$195,000	$164	54
111 Allen St	0.52mi	2/1.0 (-1)	1,172 (-7%)	2mo	$110,000	$94	52
81 Irving St	0.42mi	2/1.5 (-1)	1,140 (-10%)	8mo	$192,500	$169	49
267 South St	0.62mi	3/1.5	1,406 (+12%)	5mo	$164,900	$117	44
35 Beverly Ave	0.67mi	3/1.0	1,372 (+9%)	5mo	$99,000	$72	44
99 Elmwood Ave	0.70mi	3/1.0	1,376 (+9%)	3mo	$159,900	$116	43
256 N Transit St	0.66mi	4/1.0 (+1)	1,330 (+6%)	8mo	$47,000	$35	42
24 Utica St	0.75mi	3/1.5	1,144 (-9%)	6mo	$178,500	$156	41

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 · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.09×
• Total profit: $19,790
• Equity at exit: $9,677

10-year hold

• IRR: 34.2%
• Equity multiple: 4.24×
• Total profit: $58,964
• Equity at exit: $5,611

Cash invested: $18,172 (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 14094

• Rents YoY: 3.7%
• Active inventory: 362
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$179 /mo · $2,151/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $461

Break-even live

Break-even rent $692

Max offer price $64,900

Occupancy floor 59%

Sensitivity live

Price	-10% $498	-5% $479	+0% $461	+5% $443	+10% $424
Rent	-10% $360	-5% $411	+0% $461	+5% $511	+10% $562
Rate	-1.0pp $494	-0.5pp $478	base $461	+0.5pp $444	+1.0pp $427

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Dayton St Lockport, NY	3.0	1.0	930	$1,150	$1.24	13d	1	0.32mi
47 Waterman St Unit 3 Lockport, NY	2.0	1.0	1100	$1,150	$1.05	24d	1	0.87mi
327 High St Lockport, NY	1.0–2.0	1.0–2.0	690	$1,920	$2.78	2d	1	0.98mi

Listing history 26 events

1. 2026-06-21
   days on market $64,900 Active 89 DOM
2. 2026-06-18
   days on market $64,900 Active 86 DOM
3. 2026-06-17
   days on market $64,900 Active 85 DOM
4. 2026-06-16
   days on market $64,900 Active 84 DOM
5. 2026-06-15
   price $64,900 Active 83 DOM
6. 2026-06-15
   days on market $69,900 Active 83 DOM
7. 2026-06-13
   days on market $69,900 Active 81 DOM
8. 2026-06-13
   days on market $69,900 Active 80 DOM
9. 2026-06-10
   days on market $69,900 Active 78 DOM
10. 2026-06-09
    days on market $69,900 Active 77 DOM
11. 2026-06-08
    days on market $69,900 Active 76 DOM
12. 2026-06-07
    days on market $69,900 Active 75 DOM
13. 2026-06-05
    days on market $69,900 Active 72 DOM
14. 2026-06-03
    days on market $69,900 Active 71 DOM
15. 2026-06-02
    days on market $69,900 Active 70 DOM
16. 2026-06-01
    days on market $69,900 Active 69 DOM
17. 2026-05-31
    days on market $69,900 Active 68 DOM
18. 2026-04-24
    price $69,900
19. 2026-03-24
    listed $79,900 Active
20. 2020-01-03
    historical
21. 2019-11-13
    price $54,900
22. 2019-10-03
    listed $59,900 Active
23. 2015-04-09
    historical
24. 2014-07-17
    historical
25. 2014-07-16
    listed $59,900
26. 2014-07-14
    listed $59,900

ⓘ 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: $2,151 · $179/mo
• Projected year-2 tax: $2,151 · $179/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 5/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,306
• − Mortgage interest: −$3,635
• − Property taxes: −$2,151
• − Insurance: −$324
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$1,888
• Taxable income: $4,858
• Est. tax owed @ 24.0%: −$1,166
• After-tax cash flow: $4,366/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: Lockport City School District
• NCES district ID: 3617670
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 49% ▲ 3.00%
• Median HH income: $43,793
• Composite: 39.28/100
• National rank: #3997
• State rank: #452 of 590 in NY

Livability — Lockport

• Score: 76/100
• State rank: #232
• US rank: #3669

Category grades

Amenities A+ Commute D+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lockport, NY
• County: Niagara County · 157,377 people
• City population: 50,153
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 50,153
• Household income: $75,427
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1112.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -262.57%
• Current HPI: 303.6109
• Rent YoY: ▲ 3.67%
• 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

+16.7% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $69,900 WNYREIS
• 2026-03-24 Listed $79,900 WNYREIS
• 2020-01-03 Listing Removed — WNYREIS
• 2019-11-13 Price Changed $54,900 WNYREIS
• 2019-10-03 Listed $59,900 WNYREIS
• 2015-04-09 Listing Removed — WNYREIS
• 2014-07-17 Listing Removed — WNYREIS
• 2014-07-16 Listed $59,900 WNYREIS
• 2014-07-14 Listed $59,900 WNYREIS

Property tax history

+9.5%/yr

Latest (2025): $2,151 · +5.5% YoY. Source: county tax records.