7211 Stephenson Ave · Niagara Falls, NY 14304

$57,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 15 Days on market

Built 1926 3,813 sqft lot $81/sqft · 60% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great Investment Opportunity or Owner-Occupied Fixer-Upper! This property offers strong potential, whether you're looking for your next investment or a home to make your own. While it recently sustained fire damage, all debris has been cleared out, and the property is ready for renovation. SELLER FINANCE is available. COULD SELL AS A PACKAGE WITH 8623 LINDBERGH AVE. , NIAGARA FALLS, NY which is not too far from this property. .. . Electric system updated: New meter, breaker box, and repaired electrical lines Exterior features: Durable vinyl siding, solid roof, and a full basement. Spacious backyard in a great neighborhood Property is being sold "as is", giving you the freedom to customize and restore to your vision. Don't miss out on this excellent opportunity to build equity or create your dream home!

Key facts

• Spacious backyard
• Renovation
• Full basement

Tags

• RENOVATION
• ELECTRIC SYSTEM UPDATED
• VINYL SIDING
• SOLID ROOF
• FULL BASEMENT
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $56k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 142 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 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 (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $22k; list at $57k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,145 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.87% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.42%
• DSCR: 2.18
• GRM: 4.5

CMA / ARV

• ARV (median comp): $141,173
• List price: $57,000
• Delta: -61.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 74th St	0.30mi	3/1.0 (+1)	680 (-3%)	3mo	$140,000	$206	73
445 75th St	0.25mi	2/1.0	756 (+7%)	9mo	$165,000	$218	68
142 72nd St	0.28mi	2/1.0	748 (+6%)	12mo	$79,000	$106	67
8106 Lindbergh Ave	0.58mi	2/1.0	720 (+2%)	5mo	$107,900	$150	65
440 77th St	0.29mi	2/1.0	658 (-6%)	16mo	$100,000	$152	63
421 77th St	0.29mi	2/1.0	760 (+8%)	18mo	$130,000	$171	58
172 80th St	0.47mi	2/1.0	776 (+10%)	7mo	$135,000	$174	56
564 75th St	0.42mi	2/1.0	792 (+12%)	7mo	$148,000	$187	54
665 76th St	0.60mi	2/1.0	792 (+12%)	9mo	$129,900	$164	44
7521 Wing Ct	0.39mi	2/1.0	804 (+14%)	20mo	$100,000	$124	41

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $13,220
• Equity at exit: $8,499

10-year hold

• IRR: 28.6%
• Equity multiple: 3.55×
• Total profit: $40,638
• Equity at exit: $4,928

Cash invested: $15,960 (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 14304

• Active inventory: 142
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $351

Break-even live

Break-even rent $621

Max offer price $57,000

Occupancy floor 62%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 66th St Niagara Falls, NY	2.0	1.0	748	$963	$1.29	1d	1	0.71mi
8405 Buffalo Ave Niagara Falls, NY	2.0	1.0	706	$850	$1.20	11d	1	0.72mi
51 S 86th St Unit 11B Niagara Falls, NY	2.0	1.0	720	$1,100	$1.53	2d	1	0.91mi

Listing history 16 events

1. 2026-06-18
   days on market $57,000 Active 15 DOM
2. 2026-06-17
   days on market $57,000 Active 14 DOM
3. 2026-06-16
   days on market $57,000 Active 13 DOM
4. 2026-06-15
   days on market $57,000 Active 12 DOM
5. 2026-06-13
   days on market $57,000 Active 10 DOM
6. 2026-06-13
   days on market $57,000 Active 9 DOM
7. 2026-06-10
   days on market $57,000 Active 7 DOM
8. 2026-06-09
   days on market $57,000 Active 6 DOM
9. 2026-06-08
   days on market $57,000 Active 5 DOM
10. 2026-06-07
    pricedays on marketlisting id $57,000 Active 4 DOM
11. 2026-06-01
    days on market $55,000 Active 91 DOM
12. 2026-05-31
    days on market $55,000 Active 90 DOM
13. 2026-03-01
    listed $55,000 Active 823-char remark

    Show marketing remark (823 chars)

    Great Investment Opportunity or Owner-Occupied Fixer-Upper! This property offers strong potential, whether you're looking for your next investment or a home to make your own. While it recently sustained fire damage, all debris has been cleared out, and the property is ready for renovation. SELLER FINANCE is available. COULD SELL AS A PACKAGE WITH 8623 LINDBERGH AVE. , NIAGARA FALLS, NY which is not too far from this property. .. . Electric system updated: New meter, breaker box, and repaired electrical lines Exterior features: Durable vinyl siding, solid roof, and a full basement. Spacious backyard in a great neighborhood Property is being sold "as is", giving you the freedom to customize and restore to your vision. Don't miss out on this excellent opportunity to build equity or create your dream home!

14. 2025-12-29
    historical
15. 2025-09-29
    listed $58,900 Active
16. 1995-04-06
    soldstatus $22,000

ⓘ 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: $2,015 · $168/mo
• Projected year-2 tax: $2,015 · $168/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 · 14 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: $12,789
• − Mortgage interest: −$3,193
• − Property taxes: −$2,015
• − Insurance: −$285
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,658
• Taxable income: $3,592
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,355/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): 29,208
• Household income: $66,660
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 698.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -231.77%
• Current HPI: 280.3295
• 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

+150.0% since first listed

4 events — show timeline

• 2026-03-01 Listed $55,000 WNYREIS
• 2025-12-29 Listing Removed — WNYREIS
• 2025-09-29 Listed $58,900 WNYREIS
• 1995-04-06 Sold (Public Records) $22,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,015 · +19.3% YoY. Source: county tax records.