1445 Byrd Ave · Niagara Falls, NY 14303

$180,000

6 bd · 2.0 ba · 2,208 sqft · MultiFamily public records · 10 Days on market

Built 1920 3,560 sqft lot Est $155k · 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0
• ARV discount +0.1/15.0

Multi-family units

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

Listing remarks

Welcome to 1445 Byrd Avenue in Niagara Falls, NY! This well-maintained 3/3 double offers an excellent opportunity for both owner-occupants and investors alike. Each unit features spacious layouts with beautiful hardwood floors throughout, providing timeless character and charm. The property includes solid mechanics, a full basement, and a full attic offering ample storage space and additional possibilities. The brick exterior adds durability and curb appeal, while the detached garage and driveway provide convenient off-street parking. Conveniently located near public transportation, shopping, restaurants, and many other local amenities, this property is perfectly situated for comfortable li

Key facts

• Brick exterior
• Full basement
• Off-street parking

Tags

• HARDWOOD FLOORS
• FULL BASEMENT
• FULL ATTIC
• DETACHED GARAGE
• OFF-STREET PARKING
• BRICK EXTERIOR

Property features AI

Finance

• Financial info: Multi-unit property with 2 total units; Separate gas and electric meters for each unit; Operating expenses include water/sewer; Owner pays water (see remarks)
• HOA & community: Community trails/paths

Exterior

• Parking: Attached garage with 2 spaces; Two or more parking spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 2-story building
• Construction: Brick construction; Asphalt roof; Stone foundation; Built (existing)
• Exterior features: Balcony; Open porch; Fully fenced yard; Rectangular residential lot; Near public transit; City street frontage

Interior

• Flooring: Hardwood; Tile; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Natural woodwork; Hardwood and tile flooring (varies)
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $180k).
• Cap rate 17.1% vs local median 7.5% 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: Bloneva Bond Primary School (math 2% / reading 17%, grade F, #2,075 of 2,108 statewide, top 99%, 403 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: 74 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• At $3,720/mo this rent would consume 98% of the median local household income ($46k/yr) (locally 230% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago 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.
• Current owner paid $55k; list at $180k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $180,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.42%
• DSCR: 2.71
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $154,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 19th St	0.23mi	5/2.0 (-1)	2,208 (0%)	12mo	$80,000	$36	75
417 18th St	0.20mi	6/2.0	2,080 (-6%)	10mo	$166,000	$80	72
2460 Grand Ave	0.74mi	6/2.0	2,162 (-2%)	0mo	$175,000	$81	62
1744 Welch Ave	0.19mi	5/2.0 (-1)	2,016 (-9%)	13mo	$166,000	$82	60
444 20th St	0.28mi	5/3.0 (-1)	2,385 (+8%)	6mo	$25,000	$10	59
2219 Walnut Ave	0.47mi	6/3.0	2,023 (-8%)	4mo	$62,500	$31	57
541 20th St	0.34mi	5/2.0 (-1)	1,917 (-13%)	1mo	$112,000	$58	56
214 22nd St	0.50mi	7/3.0 (+1)	2,070 (-6%)	8mo	$87,000	$42	51
2230 Grand Ave	0.59mi	6/3.0	2,348 (+6%)	11mo	$165,000	$70	48
1023 15th St	0.59mi	5/4.0 (-1)	2,304 (+4%)	5mo	$190,000	$82	48
559 22nd St	0.45mi	7/3.0 (+1)	2,520 (+14%)	10mo	$38,000	$15	38
2449 Grand Ave	0.70mi	5/2.0 (-1)	1,918 (-13%)	4mo	$135,000	$70	37

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: 34.6%
• Equity multiple: 2.46×
• Total profit: $73,710
• Equity at exit: $26,839

10-year hold

• IRR: 41.4%
• Equity multiple: 4.91×
• Total profit: $196,951
• Equity at exit: $15,563

Cash invested: $50,400 (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 14303

• Home prices YoY: -1.7%
• Active inventory: 74
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,720 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$306 /mo · $3,675/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$781
• Net cashflow: $1,614

Break-even live

Break-even rent $1,677

Max offer price $180,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,716	-5% $1,665	+0% $1,614	+5% $1,563	+10% $1,512
Rent	-10% $1,320	-5% $1,467	+0% $1,614	+5% $1,761	+10% $1,907
Rate	-1.0pp $1,704	-0.5pp $1,659	base $1,614	+0.5pp $1,567	+1.0pp $1,520

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$3,720
Total (3 units)			$3,720

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $180,000 Active 10 DOM
2. 2026-06-18
   days on market $180,000 Active 7 DOM
3. 2026-06-17
   days on market $180,000 Active 6 DOM
4. 2026-06-16
   days on market $180,000 Active 5 DOM
5. 2026-06-15
   days on market $180,000 Active 4 DOM
6. 2026-06-13
   days on market $180,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $180,000 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: $3,675 · $306/mo
• Projected year-2 tax: $3,675 · $306/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: $44,640
• − Mortgage interest: −$10,083
• − Property taxes: −$3,675
• − Insurance: −$900
• − Repairs & maintenance: −$3,571
• − Management: −$3,571
• − Depreciation: −$5,236
• Taxable income: $17,603
• Est. tax owed @ 24.0%: −$4,225
• After-tax cash flow: $15,138/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): 6,156
• Household income: $45,646
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 230.0

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 0.68)
• Race & ethnicity: White 53% Two or more races 18% Hispanic / Latino 15% Black 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 1%
• Foreign-born: 3%
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 3% 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: ▼ -5.37%
• Current HPI: 311.8094
• 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

+239.6% since first listed

11 events — show timeline

• 2026-06-11 Listed $180,000 WNYREIS
• 2018-07-18 Sold (MLS) $54,900 WNYREIS
• 2018-07-13 Sold (Public Records) $55,000 Public Records
• 2018-05-16 Pending — WNYREIS
• 2018-04-30 Pending — WNYREIS
• 2018-04-23 Relisted — WNYREIS
• 2018-04-23 Relisted — WNYREIS
• 2018-03-16 Listing Removed — WNYREIS
• 2018-03-12 Listed $54,900 WNYREIS
• 2012-07-05 Listed $54,900 WNYREIS
• 2002-07-12 Sold (Public Records) $53,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $3,675 · +19.3% YoY. Source: county tax records.