1957 Whitney Ave · Niagara Falls, NY 14301

$119,900

4 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 40 Days on market

Built 1920 3,720 sqft lot $97/sqft · 21% above area Est $99k · 21% over

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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 +23.9/30.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +7.2/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This recently remodeled 4-bedroom, 1-bath home—originally built in 1920—offers a strong opportunity for first time home-owners looking for a great starter home or investors seeking a property with updated systems and practical interior improvements. The main level features a straightforward layout with a living area, dining space, and an updated kitchen equipped with modern cabinetry, counters, and fixtures appropriate for everyday use. New flooring, lighting, and paint provide a clean, move-in-ready interior. All four bedrooms and the full bathroom are situated on the second floor, creating a functional separation between shared living areas and private spaces. The bedroom sizes allow for flexible use, including multi-tenant layouts, a dedicated office, or additional storage depending on investment strategy and intended occupancy. Recent mechanical and structural updates enhance long-term reliability. Improvements include a new electric panel, a new furnace, updated plumbing and lighting fixtures, and general refreshment of surfaces throughout the home. These upgrades help reduce near-term maintenance costs and position the property well for either traditional leasing or short-term furnished rental models, subject to local regulations. Exterior features include off-street parking, a detached garage, and a manageable yard that minimizes ongoing upkeep. The property is located within the municipal limits of Niagara Falls, providing access to city services, utilities, and area amenities. With its blend of historic construction and modern updates, this home offers investors a solid base for rental income, value-add improvements, or portfolio expansion.

Key facts

• Remodeled
• New furnace
• New flooring

Tags

• REMODELED
• UPDATED KITCHEN
• NEW FLOORING
• NEW ELECTRIC PANEL
• NEW FURNACE
• UPDATED PLUMBING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $1,463/mo this rent would consume 51% of the median local household income ($35k/yr) (locally 954% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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: 1.22% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 6.8

CMA / ARV

• ARV (median comp): $99,040
• List price: $119,900
• Delta: 21.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 Pierce Ave	0.17mi	3/1.0 (-1)	1,152 (-6%)	0mo	$65,000	$56	76
2487 Grand Ave	0.45mi	4/1.5	1,188 (-4%)	1mo	$169,900	$143	70
1512 Willow Ave	0.38mi	3/1.0 (-1)	1,148 (-7%)	0mo	$39,300	$34	65
1870 South Ave	0.38mi	3/1.0 (-1)	1,320 (+7%)	0mo	$116,000	$88	65
724 17th St	0.42mi	3/1.5 (-1)	1,179 (-4%)	4mo	$70,000	$59	63
1852 Ontario Ave	0.57mi	3/1.0 (-1)	1,273 (+3%)	3mo	$85,000	$67	61
628 20th St	0.44mi	3/2.0 (-1)	1,328 (+8%)	2mo	$115,000	$87	56
605 29th St	0.68mi	4/1.0	1,320 (+7%)	3mo	$130,000	$98	54
2456 South Ave	0.47mi	3/1.0 (-1)	1,380 (+12%)	2mo	$120,000	$87	52
1013 13th St	0.53mi	3/1.0 (-1)	1,352 (+10%)	3mo	$97,000	$72	51
2189 Seneca Ave	0.72mi	3/1.5 (-1)	1,125 (-9%)	2mo	$130,000	$116	44
1133 Whitney Ave	0.60mi	3/1.0 (-1)	1,057 (-14%)	3mo	$76,100	$72	41

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: 32.7%
• Equity multiple: 3.62×
• Total profit: $87,951
• Equity at exit: $108,015

10-year hold

• IRR: 30.1%
• Equity multiple: 8.94×
• Total profit: $266,640
• Equity at exit: $232,939

Cash invested: $33,572 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$629
• Tax from tax record: −$244 /mo · $2,925/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $233

Break-even live

Break-even rent $1,168

Max offer price $119,900

Occupancy floor 79%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	24d	1	0.32mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	3d	1	0.47mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	24d	1	0.51mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	44d	1	0.85mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	44d	1	0.87mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	10d	1	0.92mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	44d	1	1.00mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	1.07mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	1.10mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	2d	1	1.11mi
3225 Belden Pl Niagara Falls, NY	5.0	1.5	1344	$1,750	$1.30	2d	1	1.12mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	14d	1	1.21mi

Listing history 6 events

1. 2026-04-16
   listed $119,900 Active 1689-char remark

   Show marketing remark (1689 chars)

   This recently remodeled 4-bedroom, 1-bath home—originally built in 1920—offers a strong opportunity for first time home-owners looking for a great starter home or investors seeking a property with updated systems and practical interior improvements. The main level features a straightforward layout with a living area, dining space, and an updated kitchen equipped with modern cabinetry, counters, and fixtures appropriate for everyday use. New flooring, lighting, and paint provide a clean, move-in-ready interior. All four bedrooms and the full bathroom are situated on the second floor, creating a functional separation between shared living areas and private spaces. The bedroom sizes allow for flexible use, including multi-tenant layouts, a dedicated office, or additional storage depending on investment strategy and intended occupancy. Recent mechanical and structural updates enhance long-term reliability. Improvements include a new electric panel, a new furnace, updated plumbing and lighting fixtures, and general refreshment of surfaces throughout the home. These upgrades help reduce near-term maintenance costs and position the property well for either traditional leasing or short-term furnished rental models, subject to local regulations. Exterior features include off-street parking, a detached garage, and a manageable yard that minimizes ongoing upkeep. The property is located within the municipal limits of Niagara Falls, providing access to city services, utilities, and area amenities. With its blend of historic construction and modern updates, this home offers investors a solid base for rental income, value-add improvements, or portfolio expansion.

2. 2026-03-14
   historical
3. 2026-03-13
   historical
4. 2026-03-12
   historical
5. 2026-01-29
   status Pending
6. 2025-11-13
   listed $109,999 Active

ⓘ 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: $2,925 · $244/mo
• Projected year-2 tax: $2,925 · $244/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 ≥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: $17,552
• − Mortgage interest: −$6,716
• − Property taxes: −$2,925
• − Insurance: −$600
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$3,488
• Taxable income: $1,015
• Est. tax owed @ 24.0%: −$244
• 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): 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

+9.0% since first listed

6 events — show timeline

• 2026-04-16 Listed $119,900 WNYREIS
• 2026-03-14 Listing Removed — WNYREIS
• 2026-03-13 Listing Removed — WNYREIS
• 2026-03-12 Listing Removed — WNYREIS
• 2026-01-29 Pending — WNYREIS
• 2025-11-13 Listed $109,999 WNYREIS

Property tax history

+6.1%/yr

Latest (2025): $2,925 · +16.1% YoY. Source: county tax records.