240 78th St · Niagara Falls, NY 14304

$160,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 115 Days on market

Built 1929 3,935 sqft lot $128/sqft · 8% below area Est $175k · 8% under

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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 +20.7/30.0
• ARV discount +11.3/15.0
• 1% rule +6.6/10.0
• DSCR +6.6/10.0
• 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

Welcome to this adorable bungalow nestled just minutes from the breathtaking beauty of Niagara Falls in Niagara Falls NY. Enjoy the perfect blend of comfort and convenience in a charming home located near one of the world's natural wonders. Whether you're looking to explore scenic views, take a boat tour, or simply relax, this location offers it all. With two enclosed porches you can relax and enjoy a quiet street. There is a bonus bathroom with a jacuzzi in the basement for convenience. Enjoy the luxuries of a cedar closet upstairs, a shed, fenced in yard, energy efficient appliances, new windows. Perfect for entertaining pets, or peaceful outdoor living. There is a shared driveway to get to the back lot of each home.

Key facts

• Bungalow
• Scenic views
• 3,935 sq ft lot

Tags

• BUNGALOW
• SCENIC VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.

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: 144 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).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $160k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.16% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 7.2

CMA / ARV

• ARV (median comp): $174,855
• List price: $160,000
• Delta: -8.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 76th St	0.15mi	3/1.0	1,284 (+3%)	6mo	$164,000	$128	83
502 81st St	0.44mi	3/1.0	1,194 (-4%)	1mo	$185,000	$155	71
445 71st St	0.50mi	3/1.0	1,232 (-1%)	4mo	$177,000	$144	71
503 77th St	0.41mi	3/2.0	1,296 (+4%)	0mo	$230,000	$177	71
411 81st St	0.31mi	3/1.5	1,344 (+8%)	1mo	$170,000	$126	70
127 77th St	0.15mi	3/2.0	1,113 (-11%)	6mo	$110,000	$99	65
555 77th St	0.51mi	3/1.0	1,312 (+5%)	4mo	$49,000	$37	64
550 78th St	0.49mi	4/1.0 (+1)	1,200 (-4%)	1mo	$175,000	$146	64
216 74th St	0.24mi	3/2.0	1,408 (+13%)	0mo	$205,000	$146	63
432 74th St	0.39mi	3/1.0	1,092 (-13%)	6mo	$182,500	$167	56
8235 Laughlin Dr	0.60mi	3/1.0	1,115 (-11%)	4mo	$160,000	$143	51
618 82nd St	0.64mi	4/1.0 (+1)	1,152 (-8%)	6mo	$180,000	$156	47

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-12,059
• Equity at exit: $23,857

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,682
• Equity at exit: $13,834

Cash invested: $44,800 (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 14304

• Active inventory: 144
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,857 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$346 /mo · $4,148/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $216

Break-even live

Break-even rent $1,584

Max offer price $160,000

Occupancy floor 83%

Sensitivity live

Price	-10% $306	-5% $261	+0% $216	+5% $171	+10% $125
Rent	-10% $69	-5% $143	+0% $216	+5% $289	+10% $363
Rate	-1.0pp $296	-0.5pp $257	base $216	+0.5pp $174	+1.0pp $132

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8520 Munson Ave Niagara Falls, NY	3.0	1.0	1216	$2,200	$1.81	18d	1	0.53mi
8833 Pear Ave Niagara Falls, NY	2.0	1.0	1096	$1,700	$1.55	3d	1	0.98mi

Listing history 28 events

1. 2026-06-21
   days on market $160,000 Active 115 DOM
2. 2026-06-18
   days on market $160,000 Active 112 DOM
3. 2026-06-17
   days on market $160,000 Active 111 DOM
4. 2026-06-16
   days on market $160,000 Active 110 DOM
5. 2026-06-15
   days on market $160,000 Active 109 DOM
6. 2026-06-13
   days on market $160,000 Active 107 DOM
7. 2026-06-13
   days on market $160,000 Active 106 DOM
8. 2026-06-10
   days on market $160,000 Active 104 DOM
9. 2026-06-09
   days on market $160,000 Active 103 DOM
10. 2026-06-08
    days on market $160,000 Active 102 DOM
11. 2026-06-07
    days on market $160,000 Active 101 DOM
12. 2026-06-03
    days on market $160,000 Active 97 DOM
13. 2026-06-02
    days on market $160,000 Active 96 DOM
14. 2026-06-01
    days on market $160,000 Active 95 DOM
15. 2026-05-31
    days on market $160,000 Active 94 DOM
16. 2026-05-04
    price $160,000 730-char remark

    Show marketing remark (730 chars)

    Welcome to this adorable bungalow nestled just minutes from the breathtaking beauty of Niagara Falls in Niagara Falls NY. Enjoy the perfect blend of comfort and convenience in a charming home located near one of the world's natural wonders. Whether you're looking to explore scenic views, take a boat tour, or simply relax, this location offers it all. With two enclosed porches you can relax and enjoy a quiet street. There is a bonus bathroom with a jacuzzi in the basement for convenience. Enjoy the luxuries of a cedar closet upstairs, a shed, fenced in yard, energy efficient appliances, new windows. Perfect for entertaining pets, or peaceful outdoor living. There is a shared driveway to get to the back lot of each home.

17. 2026-02-25
    listed $170,000 Active 730-char remark

    Show marketing remark (730 chars)

    Welcome to this adorable bungalow nestled just minutes from the breathtaking beauty of Niagara Falls in Niagara Falls NY. Enjoy the perfect blend of comfort and convenience in a charming home located near one of the world's natural wonders. Whether you're looking to explore scenic views, take a boat tour, or simply relax, this location offers it all. With two enclosed porches you can relax and enjoy a quiet street. There is a bonus bathroom with a jacuzzi in the basement for convenience. Enjoy the luxuries of a cedar closet upstairs, a shed, fenced in yard, energy efficient appliances, new windows. Perfect for entertaining pets, or peaceful outdoor living. There is a shared driveway to get to the back lot of each home.

18. 2018-05-30
    soldstatus $66,500 Closed Sale or Rented 787-char remark

    Show marketing remark (787 chars)

    VR Pricing. Seller will consider offers between $60,000 and $69,900. Super cute 2, possibly 4 bedroom 2 story home with 1 full bath in LaSalle. Extremely well maintained from top to bottom featuring three seasons front porch (19x10) formal living room, formal dining room, eat in kitchen, two beds and one full bath on the first floor, and three seasons back patio (19x12) leading to fully fenced and professionally landscaped back yard with storage shed. Full dry basement with glass block and loads of storage shelving. 2nd floor includes cedar closet and two additional rooms (pass through) that could be third bedroom or rec room (20x12) and fourth bed or office (12x8). Central air conditioning. Tear off roof in 2016. Exterior motion lighting. Mostly new windows. Motivated seller!

19. 2018-05-14
    soldstatus $66,500
20. 2018-03-07
    status Under Contract- Do Not Show 787-char remark

    Show marketing remark (787 chars)

    VR Pricing. Seller will consider offers between $60,000 and $69,900. Super cute 2, possibly 4 bedroom 2 story home with 1 full bath in LaSalle. Extremely well maintained from top to bottom featuring three seasons front porch (19x10) formal living room, formal dining room, eat in kitchen, two beds and one full bath on the first floor, and three seasons back patio (19x12) leading to fully fenced and professionally landscaped back yard with storage shed. Full dry basement with glass block and loads of storage shelving. 2nd floor includes cedar closet and two additional rooms (pass through) that could be third bedroom or rec room (20x12) and fourth bed or office (12x8). Central air conditioning. Tear off roof in 2016. Exterior motion lighting. Mostly new windows. Motivated seller!

21. 2018-03-03
    price $69,900 787-char remark

    Show marketing remark (787 chars)

    VR Pricing. Seller will consider offers between $60,000 and $69,900. Super cute 2, possibly 4 bedroom 2 story home with 1 full bath in LaSalle. Extremely well maintained from top to bottom featuring three seasons front porch (19x10) formal living room, formal dining room, eat in kitchen, two beds and one full bath on the first floor, and three seasons back patio (19x12) leading to fully fenced and professionally landscaped back yard with storage shed. Full dry basement with glass block and loads of storage shelving. 2nd floor includes cedar closet and two additional rooms (pass through) that could be third bedroom or rec room (20x12) and fourth bed or office (12x8). Central air conditioning. Tear off roof in 2016. Exterior motion lighting. Mostly new windows. Motivated seller!

22. 2018-02-26
    status Active 787-char remark

    Show marketing remark (787 chars)

    VR Pricing. Seller will consider offers between $60,000 and $69,900. Super cute 2, possibly 4 bedroom 2 story home with 1 full bath in LaSalle. Extremely well maintained from top to bottom featuring three seasons front porch (19x10) formal living room, formal dining room, eat in kitchen, two beds and one full bath on the first floor, and three seasons back patio (19x12) leading to fully fenced and professionally landscaped back yard with storage shed. Full dry basement with glass block and loads of storage shelving. 2nd floor includes cedar closet and two additional rooms (pass through) that could be third bedroom or rec room (20x12) and fourth bed or office (12x8). Central air conditioning. Tear off roof in 2016. Exterior motion lighting. Mostly new windows. Motivated seller!

23. 2018-02-16
    status Under Contract- Do Not Show 787-char remark

    Show marketing remark (787 chars)

    VR Pricing. Seller will consider offers between $60,000 and $69,900. Super cute 2, possibly 4 bedroom 2 story home with 1 full bath in LaSalle. Extremely well maintained from top to bottom featuring three seasons front porch (19x10) formal living room, formal dining room, eat in kitchen, two beds and one full bath on the first floor, and three seasons back patio (19x12) leading to fully fenced and professionally landscaped back yard with storage shed. Full dry basement with glass block and loads of storage shelving. 2nd floor includes cedar closet and two additional rooms (pass through) that could be third bedroom or rec room (20x12) and fourth bed or office (12x8). Central air conditioning. Tear off roof in 2016. Exterior motion lighting. Mostly new windows. Motivated seller!

24. 2018-01-19
    price $60,000 787-char remark

    Show marketing remark (787 chars)

    VR Pricing. Seller will consider offers between $60,000 and $69,900. Super cute 2, possibly 4 bedroom 2 story home with 1 full bath in LaSalle. Extremely well maintained from top to bottom featuring three seasons front porch (19x10) formal living room, formal dining room, eat in kitchen, two beds and one full bath on the first floor, and three seasons back patio (19x12) leading to fully fenced and professionally landscaped back yard with storage shed. Full dry basement with glass block and loads of storage shelving. 2nd floor includes cedar closet and two additional rooms (pass through) that could be third bedroom or rec room (20x12) and fourth bed or office (12x8). Central air conditioning. Tear off roof in 2016. Exterior motion lighting. Mostly new windows. Motivated seller!

25. 2018-01-10
    status Active 787-char remark

    Show marketing remark (787 chars)

    VR Pricing. Seller will consider offers between $60,000 and $69,900. Super cute 2, possibly 4 bedroom 2 story home with 1 full bath in LaSalle. Extremely well maintained from top to bottom featuring three seasons front porch (19x10) formal living room, formal dining room, eat in kitchen, two beds and one full bath on the first floor, and three seasons back patio (19x12) leading to fully fenced and professionally landscaped back yard with storage shed. Full dry basement with glass block and loads of storage shelving. 2nd floor includes cedar closet and two additional rooms (pass through) that could be third bedroom or rec room (20x12) and fourth bed or office (12x8). Central air conditioning. Tear off roof in 2016. Exterior motion lighting. Mostly new windows. Motivated seller!

26. 2017-09-03
    historical 787-char remark

    Show marketing remark (787 chars)

    VR Pricing. Seller will consider offers between $60,000 and $69,900. Super cute 2, possibly 4 bedroom 2 story home with 1 full bath in LaSalle. Extremely well maintained from top to bottom featuring three seasons front porch (19x10) formal living room, formal dining room, eat in kitchen, two beds and one full bath on the first floor, and three seasons back patio (19x12) leading to fully fenced and professionally landscaped back yard with storage shed. Full dry basement with glass block and loads of storage shelving. 2nd floor includes cedar closet and two additional rooms (pass through) that could be third bedroom or rec room (20x12) and fourth bed or office (12x8). Central air conditioning. Tear off roof in 2016. Exterior motion lighting. Mostly new windows. Motivated seller!

27. 2017-07-14
    historical Continue to Show- Under Contract 787-char remark

    Show marketing remark (787 chars)

    VR Pricing. Seller will consider offers between $60,000 and $69,900. Super cute 2, possibly 4 bedroom 2 story home with 1 full bath in LaSalle. Extremely well maintained from top to bottom featuring three seasons front porch (19x10) formal living room, formal dining room, eat in kitchen, two beds and one full bath on the first floor, and three seasons back patio (19x12) leading to fully fenced and professionally landscaped back yard with storage shed. Full dry basement with glass block and loads of storage shelving. 2nd floor includes cedar closet and two additional rooms (pass through) that could be third bedroom or rec room (20x12) and fourth bed or office (12x8). Central air conditioning. Tear off roof in 2016. Exterior motion lighting. Mostly new windows. Motivated seller!

28. 2017-06-10
    listed $70,000 Active 787-char remark

    Show marketing remark (787 chars)

    VR Pricing. Seller will consider offers between $60,000 and $69,900. Super cute 2, possibly 4 bedroom 2 story home with 1 full bath in LaSalle. Extremely well maintained from top to bottom featuring three seasons front porch (19x10) formal living room, formal dining room, eat in kitchen, two beds and one full bath on the first floor, and three seasons back patio (19x12) leading to fully fenced and professionally landscaped back yard with storage shed. Full dry basement with glass block and loads of storage shelving. 2nd floor includes cedar closet and two additional rooms (pass through) that could be third bedroom or rec room (20x12) and fourth bed or office (12x8). Central air conditioning. Tear off roof in 2016. Exterior motion lighting. Mostly new windows. Motivated seller!

ⓘ 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: $4,148 · $346/mo
• Projected year-2 tax: $4,148 · $346/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 3/10 Moderate FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 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: $22,288
• − Mortgage interest: −$8,962
• − Property taxes: −$4,148
• − Insurance: −$800
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$4,655
• Taxable income: $157
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,553/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): 29,208
• Household income: $66,660
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 698.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -231.77%
• Current HPI: 280.3295
• 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

+128.6% since first listed

13 events — show timeline

• 2026-05-04 Price Changed $160,000 WNYREIS
• 2026-02-25 Listed $170,000 WNYREIS
• 2018-05-30 Sold (MLS) $66,500 WNYREIS
• 2018-05-14 Sold (Public Records) $66,500 Public Records
• 2018-03-07 Pending — WNYREIS
• 2018-03-03 Price Changed $69,900 WNYREIS
• 2018-02-26 Relisted — WNYREIS
• 2018-02-16 Pending — WNYREIS
• 2018-01-19 Price Changed $60,000 WNYREIS
• 2018-01-10 Relisted — WNYREIS
• 2017-09-03 Listing Removed — WNYREIS
• 2017-07-14 Contingent — WNYREIS
• 2017-06-10 Listed $70,000 WNYREIS

Property tax history

+14.7%/yr

Latest (2025): $4,148 · +17.1% YoY. Source: county tax records.