16 Orchard St · Middleport, NY 14105

$255,000

5 bd · 3.0 ba · 3,017 sqft · MultiFamily public records · 8 Days on market

Built 1900 10,436 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Immaculately maintained 3 unit in the Village of Middleport. This is a perfect opportunity to owner occupy and let the rent pay for your mortgage. There are 2 wonderful tenants that would like to stay. There are 2 garages for parking and storage. This home features a beautiful rocking chair front porch and screened in side porch. Each unit is spacious and well kept. All appliances are included, along with the washers and dryers. Some of the updates are a new hot water tank, glass block windows, a generator that powers the lower front unit and upper unit and more. There is nothing to do but move in and enjoy this beautiful property. Offers are due Monday 6/15/26 at 4pm.

Key facts

• New hot water tank
• Glass block windows
• 0.24 acre lot

Tags

• ROCKING CHAIR FRONT PORCH
• SCREENED IN SIDE PORCH
• NEW HOT WATER TANK
• GLASS BLOCK WINDOWS

Property features AI

Finance

• Other: Three-unit property; Three total units in community; One separate gas meter; Two separate electric meters; Operating expenses: see remarks
• Financial info: Owner pays hot water, water, snow removal; see remarks for details; Rent may include hot water, water, and snow removal

Exterior

• Parking: Attached garage with four spaces; Paved parking; Garage door opener
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electrical service
• Home design: Two-story building; Resale property; Shingle roof; Vinyl siding construction
• Construction: Built (existing); Vinyl siding; Shingle roof
• Exterior features: Rectangular residential lot; 62 x 167 lot dimensions; City street frontage

Interior

• Flooring: Carpet; Luxury vinyl; Varies by unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Hot water heating; Electric heating; Gas heating
• Interior features: Natural woodwork; See remarks for additional interior details
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $374/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $255k).

Location & tenants

• Location reads 65/100 on livability (#700 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Royalton-Hartland Central School District (rural): math 43% / reading 59% proficiency, ranked #362 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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 (-0.9% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $255,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.84%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.74×
• Total profit: $52,938
• Equity at exit: $62,230

10-year hold

• IRR: 22.0%
• Equity multiple: 3.24×
• Total profit: $159,923
• Equity at exit: $65,923

Cash invested: $71,400 (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 14105

• Home prices YoY: -0.3%
• Active inventory: 19
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $3,774 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$417 /mo · $5,006/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$793
• Net cashflow: $1,121

Break-even live

Break-even rent $2,355

Max offer price $255,000

Occupancy floor 65%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,774
Total (3 units)			$3,774

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-16
   statusdays on market $255,000 Pending 8 DOM
2. 2026-06-15
   days on market $255,000 Active 7 DOM
3. 2026-06-13
   days on market $255,000 Active 5 DOM
4. 2026-06-10
   days on market $255,000 Active 2 DOM
5. 2026-06-08
   remarks 677-char remark
6. 2026-06-08
   listed $255,000 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: $5,006 · $417/mo
• Projected year-2 tax: $5,006 · $417/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 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: $45,288
• − Mortgage interest: −$14,284
• − Property taxes: −$5,006
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,623
• − Management: −$3,623
• − Depreciation: −$7,418
• Taxable income: $10,059
• Est. tax owed @ 24.0%: −$2,414
• After-tax cash flow: $11,036/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: Royalton-Hartland Central School District
• NCES district ID: 3625140
• Math proficiency: 43% ▼ -15.00%
• Reading proficiency: 59% ▲ 10.00%
• Median HH income: $52,582
• Composite: 43.8/100
• National rank: #2934
• State rank: #362 of 590 in NY

Livability — Middleport

• Score: 65/100
• State rank: #700
• US rank: #13195

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middleport, NY
• Population (ZIP): 5,113

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 7% Iranian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 4%

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: ▼ -0.94%
• Current HPI: 306.5418
• Rent YoY: —
• Metro: —
• 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

• 2026-06-08 Listed $255,000 WNYREIS

Property tax history

+5.6%/yr

Latest (2025): $5,006 · +15.4% YoY. Source: county tax records.