3010 Mckoon Ave · Niagara Falls, NY 14305

$84,900

4 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 177 Days on market

Built 1940 4,500 sqft lot $54/sqft · 62% below area

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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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Deveaux 4- Bedroom single family home, 1 1/2 baths all large rooms , Great for owner occupied or rental, Gas heat, circuit breakers , presently rented, 1-1/2 car detached cinder block garage, Tenant 24 Hour Notice for all showings. New Furnace February 2026

Key facts

• 4,500 sq ft lot
• Garage
• Built 1940

🏷️ Possibly a rental listed for sale. The $84,900 price doesn't fit this home's estimated sale value (~$225,684) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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: 142 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• At $1,967/mo this rent would consume 46% of the median local household income ($51k/yr) (locally 1095% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1940 — 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: 2.32% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.34%
• DSCR: 2.79
• GRM: 3.6

CMA / ARV

• ARV (median comp): $225,684
• List price: $84,900
• Delta: -62.38%
• 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
3823 Macklem Ave	0.17mi	4/1.5	1,566 (-1%)	2mo	$272,000	$174	88
3915 Deveaux St	0.26mi	3/2.0 (-1)	1,460 (-8%)	0mo	$120,000	$82	68
3040 Madison Ave	0.12mi	3/2.5 (-1)	1,793 (+13%)	0mo	$257,500	$144	63
2863 Macklem Ave	0.23mi	3/1.0 (-1)	1,451 (-8%)	6mo	$109,999	$76	63
3023 Delancey Rd	0.20mi	3/2.0 (-1)	1,728 (+9%)	7mo	$290,000	$168	62
914 Vanderbilt Ave	0.31mi	3/1.5 (-1)	1,707 (+8%)	7mo	$150,000	$88	62
3742 Mckoon Ave	0.11mi	3/1.5 (-1)	1,364 (-14%)	6mo	$101,200	$74	62
1314 Norwood Ave	0.64mi	4/1.0	1,628 (+3%)	4mo	$140,000	$86	61
2830 Macklem Ave	0.29mi	3/2.0 (-1)	1,372 (-13%)	0mo	$161,000	$117	57
1315 Maple Ave	0.39mi	3/1.0 (-1)	1,412 (-11%)	2mo	$158,000	$112	55
4011 Bell St	0.35mi	3/2.0 (-1)	1,350 (-15%)	4mo	$150,000	$111	49
4214 Washington St	0.49mi	3/1.5 (-1)	1,773 (+12%)	5mo	$270,000	$152	48

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: 36.8%
• Equity multiple: 2.57×
• Total profit: $37,275
• Equity at exit: $12,659

10-year hold

• IRR: 43.5%
• Equity multiple: 5.15×
• Total profit: $98,541
• Equity at exit: $7,341

Cash invested: $23,772 (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 14305

• Home prices YoY: -10.9%
• Active inventory: 142
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$274 /mo · $3,291/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $799

Break-even live

Break-even rent $956

Max offer price $84,900

Occupancy floor 54%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	0.06mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	1.39mi

Listing history 15 events

1. 2026-06-18
   days on market $84,900 Active 177 DOM
2. 2026-06-17
   days on market $84,900 Active 176 DOM
3. 2026-06-16
   days on market $84,900 Active 175 DOM
4. 2026-06-15
   days on market $84,900 Active 174 DOM
5. 2026-06-13
   days on market $84,900 Active 172 DOM
6. 2026-06-13
   days on market $84,900 Active 171 DOM
7. 2026-06-10
   days on market $84,900 Active 169 DOM
8. 2026-06-09
   days on market $84,900 Active 168 DOM
9. 2026-06-08
   pricedays on market $84,900 Active 167 DOM
10. 2026-06-07
    days on market $94,500 Active 166 DOM
11. 2026-06-03
    days on market $94,500 Active 162 DOM
12. 2026-06-02
    days on market $94,500 Active 161 DOM
13. 2026-06-01
    days on market $94,500 Active 160 DOM
14. 2026-05-31
    days on market $94,500 Active 159 DOM
15. 2025-12-23
    listed $99,500 Active 257-char remark

    Show marketing remark (257 chars)

    Deveaux 4- Bedroom single family home, 1 1/2 baths all large rooms , Great for owner occupied or rental, Gas heat, circuit breakers , presently rented, 1-1/2 car detached cinder block garage, Tenant 24 Hour Notice for all showings. New Furnace February 2026

ⓘ 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: $3,291 · $274/mo
• Projected year-2 tax: $3,291 · $274/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 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: $23,606
• − Mortgage interest: −$4,756
• − Property taxes: −$3,291
• − Insurance: −$424
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$2,470
• Taxable income: $8,888
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $7,457/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): 16,696
• Household income: $51,004
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1095.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 13% Hispanic / Latino 8% Asian 1% Native American 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -43.08%
• Current HPI: 350.8741
• 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

1 event — show timeline

• 2025-12-23 Listed $99,500 WNYREIS

Property tax history

+7.2%/yr

Latest (2025): $3,291 · +22.4% YoY. Source: county tax records.