1634 Linwood Ave · Niagara Falls, NY 14305

$95,000

3 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 8 Days on market

Built 1900 3,960 sqft lot Est $107k · 11% 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 +30.0/30.0
• ARV discount +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Investor Opportunity: 1634 Linwood Ave, Niagara Falls, NY 14305Turnkey cash-flowing 3-bedroom, 1-bath single-family home in the Little Italy neighborhood, just minutes from Niagara Falls attractions, State Park, and major corridors. 1,431 sq ft on a 3,960 sq ft lot (built 1900) New windows, big rooms and a nice kitchen area — ready for immediate rental or light cosmetic updates Currently rented at $1100/month (strong upside potential to market rents) Low entry price point - Beats 1% rule. This property offers classic "buy rehabbed, rent stabilized" investor appeal in an affordable Buffalo-Niagara market. Niagara Falls continues to see revitalization efforts, tourism

Key facts

• Recent improvements
• Nice kitchen area
• New windows

Tags

• LITTLE ITALY NEIGHBORHOOD
• NEW WINDOWS
• NICE KITCHEN AREA
• RECENT IMPROVEMENTS
• PROXIMITY TO THE FALLS

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Two-story house; Existing/resale property
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 33 x 120

Interior

• Kitchen: No appliances listed for kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Pantry; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 12.0% vs local median 7.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Harry F Abate Elementary School (math 16% / reading 32%, grade F, #1,909 of 2,108 statewide, top 91%, 695 students, 82% FRL); Gaskill Preparatory School (math 10% / reading 22%, grade F, #702 of 729 statewide, top 96%, 500 students, 78% FRL); Niagara Falls High School (math 75% / reading 92%, grade A, #409 of 1,100 statewide, top 39%, 2,139 students, 71% FRL).
• Market conditions: 142 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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 $657 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $95k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1900 — 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: 1.49% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $107,325
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 Willow Ave	0.25mi	3/1.0	1,444 (+1%)	1mo	$40,000	$28	86
1870 South Ave	0.26mi	3/1.0	1,320 (-8%)	0mo	$116,000	$88	75
2434 Weston Ave	0.48mi	3/1.0	1,400 (-2%)	4mo	$170,000	$121	71
1329 Niagara Ave	0.33mi	3/1.0	1,540 (+8%)	2mo	$85,000	$55	70
1013 13th St	0.44mi	3/1.0	1,352 (-6%)	3mo	$97,000	$72	68
2456 South Ave	0.53mi	3/1.0	1,380 (-4%)	2mo	$120,000	$87	68
1307 Niagara Ave	0.35mi	4/1.5 (+1)	1,536 (+7%)	3mo	$95,000	$62	62
1852 Ontario Ave	0.39mi	3/1.0	1,273 (-11%)	3mo	$85,000	$67	61
2233 South Ave	0.37mi	3/2.5	1,553 (+8%)	3mo	$155,000	$100	60
1317 Niagara Ave	0.35mi	2/2.0 (-1)	1,310 (-8%)	1mo	$28,000	$21	60
1739 Lockport St	0.35mi	4/2.0 (+1)	1,598 (+12%)	4mo	$120,000	$75	52
628 20th St	0.67mi	3/2.0	1,328 (-7%)	2mo	$115,000	$87	52

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $13,350
• Equity at exit: $14,165

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $48,719
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$498
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $451

Break-even live

Break-even rent $848

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $505	-5% $478	+0% $451	+5% $424	+10% $397
Rent	-10% $339	-5% $395	+0% $451	+5% $507	+10% $563
Rate	-1.0pp $499	-0.5pp $475	base $451	+0.5pp $426	+1.0pp $401

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	45d	1	0.23mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	3d	1	0.32mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	3d	1	0.32mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	25d	1	0.38mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	18d	1	0.45mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	5d	1	0.46mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	23d	1	0.49mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	18d	1	0.52mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	25d	1	0.53mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	5d	1	0.55mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	5d	1	0.87mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	3d	1	0.87mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	45d	1	0.93mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	45d	1	0.99mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	45d	1	1.13mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	1.16mi
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	45d	1	1.18mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	12d	1	1.22mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	3d	1	1.37mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	1.42mi

Listing history 9 events

1. 2026-06-21
   days on market $95,000 Active 8 DOM
2. 2026-06-18
   days on market $95,000 Active 5 DOM
3. 2026-06-17
   days on market $95,000 Active 4 DOM
4. 2026-06-16
   days on market $95,000 Active 3 DOM
5. 2026-06-15
   remarks 683-char remark
6. 2026-06-15
   listing id $95,000 Active 2 DOM
7. 2026-06-13
   days on market $95,000 Active 2 DOM
8. 2026-06-13
   remarks 675-char remark
9. 2026-06-13
   listed $95,000 Active 1 DOM

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: +$11/yr (+$1/mo · 0.7%)

ⓘ 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 ≥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: $17,021
• − Mortgage interest: −$5,321
• − Property taxes: −$1,583
• − Insurance: −$475
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$2,764
• Taxable income: $4,154
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,413/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

+578.6% since first listed

6 events — show timeline

• 2026-06-11 Listed $95,000 WNYREIS
• 2014-11-13 Sold (Public Records) $34,700 Public Records
• 2010-11-24 Sold (Public Records) $15,000 Public Records
• 2007-08-31 Sold (Public Records) $45,000 Public Records
• 1997-11-21 Sold (Public Records) $20,000 Public Records
• 1993-07-15 Sold (Public Records) $14,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,583 · +26.2% YoY. Source: county tax records.