1719 Ashland Ave · Niagara Falls, NY 14301

$99,000

4 bd · 2.5 ba · 1,440 sqft · MultiFamily public records · 32 Days on market

Built 1926 4,200 sqft lot Est $109k · 10% 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 +11.8/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Spacious 2.5-story brick home featuring 4 bedrooms and 2 full baths. 1st floor has livingroom , diningroom , kitchen, bathroom and one bedroom. upper has three bedrooms, kitchen and one bahroom . Includes upper and lower kitchens!! Separate entrances to 1st and 2nd floor if needed. Full attic space. Offering excellent potential for conversion into 2 apartments or an in-law setup. Solid brick construction with flexible living space ideal for investors or multi-generational living. Open to offers.

Key facts

• Full attic space
• Conversion potential
• Brick home

Tags

• BRICK HOME
• UPPER AND LOWER KITCHENS
• SEPARATE ENTRANCES
• FULL ATTIC SPACE
• CONVERSION POTENTIAL

Property features AI

Exterior

• Parking: No garage; Shared driveway
• Utilities: Public water connected; Sewer connected
• Home design: Brick construction; 2 stories; Resale property
• Construction: Poured foundation; Existing (no recent year built specified)
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (approx. 35 x 120)

Interior

• Kitchen: Second kitchen (lower level); Kitchen on second level
• Bedrooms: Three bedrooms (two on second level, one on lower level)
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Gas heating; Forced air
• Interior features: Second kitchen; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $99k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 7.6% 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,504/mo this rent would consume 52% 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1926 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.16%
• DSCR: 1.76
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $109,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
746 17th St	0.18mi	4/2.0	1,475 (+2%)	1mo	$72,000	$49	85
614 20th St	0.37mi	4/2.0	1,570 (+9%)	1mo	$100,000	$64	65
1888 Weston Ave	0.49mi	4/2.0	1,512 (+5%)	4mo	$30,000	$20	63
1970 Whitney Ave	0.26mi	3/2.0 (-1)	1,562 (+8%)	8mo	$122,000	$78	60
2234 Willow Ave	0.40mi	3/2.0 (-1)	1,386 (-4%)	11mo	$105,000	$76	59
548 19th St	0.42mi	4/2.0	1,265 (-12%)	1mo	$62,500	$49	57
2236 Linwood Ave	0.45mi	3/2.0 (-1)	1,544 (+7%)	8mo	$163,000	$106	53
443 21st St	0.66mi	3/2.0 (-1)	1,428 (-1%)	10mo	$65,000	$46	52
2260 Weston Ave	0.57mi	3/2.0 (-1)	1,540 (+7%)	3mo	$135,000	$88	52
547 21st St	0.47mi	5/2.0 (+1)	1,534 (+6%)	12mo	$129,900	$85	50
420 18th St	0.67mi	4/2.5	1,632 (+13%)	3mo	$115,000	$70	44
555 25th St	0.60mi	4/2.0	1,619 (+12%)	7mo	$128,000	$79	43

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: 39.9%
• Equity multiple: 4.15×
• Total profit: $87,199
• Equity at exit: $89,187

10-year hold

• IRR: 36.5%
• Equity multiple: 10.26×
• Total profit: $256,806
• Equity at exit: $192,335

Cash invested: $27,720 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$519
• Tax from tax record: −$232 /mo · $2,779/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $396

Break-even live

Break-even rent $1,003

Max offer price $99,000

Occupancy floor 69%

Sensitivity live

Price	-10% $452	-5% $424	+0% $396	+5% $368	+10% $340
Rent	-10% $277	-5% $337	+0% $396	+5% $456	+10% $515
Rate	-1.0pp $446	-0.5pp $422	base $396	+0.5pp $371	+1.0pp $345

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	26d	1	0.04mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	6d	1	0.18mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	19d	1	0.22mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	26d	1	0.23mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	46d	1	0.65mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	46d	1	0.71mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	6d	1	0.81mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	46d	1	0.83mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	13d	1	0.94mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	4d	1	1.05mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	4d	1	1.16mi
3225 Belden Pl Niagara Falls, NY	5.0	1.5	1344	$1,750	$1.30	4d	1	1.23mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	17d	1	1.33mi
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	46d	1	1.49mi

Listing history 18 events

1. 2026-06-22
   days on market $99,000 Active 32 DOM
2. 2026-06-21
   days on market $99,000 Active 31 DOM
3. 2026-06-18
   days on market $99,000 Active 28 DOM
4. 2026-06-17
   days on market $99,000 Active 27 DOM
5. 2026-06-16
   days on market $99,000 Active 26 DOM
6. 2026-06-15
   days on market $99,000 Active 25 DOM
7. 2026-06-13
   days on market $99,000 Active 23 DOM
8. 2026-06-13
   days on market $99,000 Active 22 DOM
9. 2026-06-10
   days on market $99,000 Active 20 DOM
10. 2026-06-09
    days on market $99,000 Active 19 DOM
11. 2026-06-08
    days on market $99,000 Active 18 DOM
12. 2026-06-07
    days on market $99,000 Active 17 DOM
13. 2026-06-03
    days on market $99,000 Active 13 DOM
14. 2026-06-02
    days on market $99,000 Active 12 DOM
15. 2026-06-01
    days on market $99,000 Active 11 DOM
16. 2026-05-31
    remarks 500-char remark
17. 2026-05-31
    days on market $99,000 Active 10 DOM
18. 2026-05-21
    listed $99,000 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: $2,779 · $232/mo
• Projected year-2 tax: $2,779 · $232/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: $18,050
• − Mortgage interest: −$5,546
• − Property taxes: −$2,779
• − Insurance: −$495
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$2,880
• Taxable income: $3,463
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,925/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

1 event — show timeline

• 2026-05-21 Listed $99,000 WNYREIS

Property tax history

+5.8%/yr

Latest (2025): $2,779 · +19.3% YoY. Source: county tax records.