2207 La Salle Ave · Niagara Falls, NY 14301

$69,999

3 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 156 Days on market

Built 1915 3,806 sqft lot $49/sqft · 36% below area Est $110k · 36% under

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Why this score? — see what drove the A 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 2207 LaSalle — an outstanding opportunity to own a cash-flowing rental in the heart of Niagara Falls. This well-maintained 3-bedroom, 1-bath home offers generous living space, a large backyard, and long-term tenants who are eager to stay. A perfect investment for anyone looking to add a stable, income-producing property to their portfolio.

Key facts

• Large backyard
• 3,806 sq ft lot
• Built 1915

Tags

• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,346/mo this rent would consume 47% 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 $7k of equity ($484 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1915 — 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: 1.92% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.16%
• DSCR: 2.12
• GRM: 4.3

CMA / ARV

• ARV (median comp): $110,191
• List price: $69,999
• Delta: -36.47%
• 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
1327 Willow Ave	0.55mi	3/1.0	1,444 (+1%)	1mo	$40,000	$28	73
2456 South Ave	0.50mi	3/1.0	1,380 (-4%)	2mo	$120,000	$87	69
451 20th St	0.67mi	3/1.0	1,440 (+0%)	2mo	$85,000	$59	67
1870 South Ave	0.45mi	3/1.0	1,320 (-8%)	0mo	$116,000	$88	66
628 20th St	0.39mi	3/2.0	1,328 (-8%)	1mo	$115,000	$87	64
527 23rd St	0.52mi	4/2.0 (+1)	1,488 (+4%)	1mo	$154,000	$103	60
2915 Porter Rd	0.68mi	4/1.5 (+1)	1,484 (+3%)	1mo	$171,720	$116	55
554 31st St	0.70mi	3/1.0	1,524 (+6%)	2mo	$156,000	$102	55
1329 Niagara Ave	0.72mi	3/1.0	1,540 (+7%)	2mo	$85,000	$55	53
1852 Ontario Ave	0.63mi	3/1.0	1,273 (-11%)	3mo	$85,000	$67	49
1317 Niagara Ave	0.74mi	2/2.0 (-1)	1,310 (-9%)	1mo	$28,000	$21	41
442 26th St	0.74mi	2/1.0 (-1)	1,248 (-13%)	2mo	$130,000	$104	37

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: 46.8%
• Equity multiple: 4.65×
• Total profit: $71,530
• Equity at exit: $63,061

10-year hold

• IRR: 43.1%
• Equity multiple: 11.61×
• Total profit: $207,926
• Equity at exit: $135,993

Cash invested: $19,600 (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 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 164
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$367
• Tax from tax record: −$256 /mo · $3,071/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $411

Break-even live

Break-even rent $825

Max offer price $69,999

Occupancy floor 64%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	16d	1	0.13mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	43d	1	0.18mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	0.24mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	0.29mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	0.29mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	3d	1	0.44mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	0.47mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	16d	1	0.48mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	1d	1	0.60mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	1d	1	0.60mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	0.79mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	0.80mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	10d	1	0.86mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	43d	1	0.89mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	43d	1	0.97mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	1d	1	1.04mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	1.05mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	1.06mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	14d	1	1.17mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	1d	1	1.24mi

Listing history 23 events

1. 2026-06-18
   days on market $69,999 Active 156 DOM
2. 2026-06-17
   days on market $69,999 Active 155 DOM
3. 2026-06-16
   days on market $69,999 Active 154 DOM
4. 2026-06-15
   days on market $69,999 Active 153 DOM
5. 2026-06-13
   days on market $69,999 Active 151 DOM
6. 2026-06-13
   days on market $69,999 Active 150 DOM
7. 2026-06-10
   days on market $69,999 Active 148 DOM
8. 2026-06-09
   days on market $69,999 Active 147 DOM
9. 2026-06-08
   days on market $69,999 Active 146 DOM
10. 2026-06-07
    days on market $69,999 Active 145 DOM
11. 2026-06-03
    days on market $69,999 Active 141 DOM
12. 2026-06-02
    days on market $69,999 Active 140 DOM
13. 2026-06-01
    days on market $69,999 Active 139 DOM
14. 2026-05-31
    days on market $69,999 Active 138 DOM
15. 2026-04-21
    price $69,999 358-char remark

    Show marketing remark (358 chars)

    Welcome to 2207 LaSalle — an outstanding opportunity to own a cash-flowing rental in the heart of Niagara Falls. This well-maintained 3-bedroom, 1-bath home offers generous living space, a large backyard, and long-term tenants who are eager to stay. A perfect investment for anyone looking to add a stable, income-producing property to their portfolio.

16. 2026-03-11
    price $74,999 358-char remark

    Show marketing remark (358 chars)

    Welcome to 2207 LaSalle — an outstanding opportunity to own a cash-flowing rental in the heart of Niagara Falls. This well-maintained 3-bedroom, 1-bath home offers generous living space, a large backyard, and long-term tenants who are eager to stay. A perfect investment for anyone looking to add a stable, income-producing property to their portfolio.

17. 2026-02-03
    price $78,999 358-char remark

    Show marketing remark (358 chars)

    Welcome to 2207 LaSalle — an outstanding opportunity to own a cash-flowing rental in the heart of Niagara Falls. This well-maintained 3-bedroom, 1-bath home offers generous living space, a large backyard, and long-term tenants who are eager to stay. A perfect investment for anyone looking to add a stable, income-producing property to their portfolio.

18. 2026-01-13
    listed $79,999 Active 358-char remark

    Show marketing remark (358 chars)

    Welcome to 2207 LaSalle — an outstanding opportunity to own a cash-flowing rental in the heart of Niagara Falls. This well-maintained 3-bedroom, 1-bath home offers generous living space, a large backyard, and long-term tenants who are eager to stay. A perfect investment for anyone looking to add a stable, income-producing property to their portfolio.

19. 2024-10-31
    historical
20. 2024-09-09
    price $82,000
21. 2024-07-29
    listed $84,900 Active
22. 2020-12-14
    historical
23. 2020-12-04
    listed $27,400 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: $3,071 · $256/mo
• Projected year-2 tax: $3,071 · $256/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 3/10 Moderate 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: $16,148
• − Mortgage interest: −$3,921
• − Property taxes: −$3,071
• − Insurance: −$350
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,036
• Taxable income: $4,186
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $3,926/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

+155.5% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $69,999 WNYREIS
• 2026-03-11 Price Changed $74,999 WNYREIS
• 2026-02-03 Price Changed $78,999 WNYREIS
• 2026-01-13 Listed $79,999 WNYREIS
• 2024-10-31 Listing Removed — WNYREIS
• 2024-09-09 Price Changed $82,000 WNYREIS
• 2024-07-29 Listed $84,900 WNYREIS
• 2020-12-14 Listing Removed — WNYREIS
• 2020-12-04 Listed $27,400 WNYREIS

Property tax history

+20.4%/yr

Latest (2025): $3,071 · +19.3% YoY. Source: county tax records.