245 Clinton St · Lockport, NY 14094

$99,900

2 bd · 1.0 ba · 1,241 sqft · SingleFamily public records · 55 Days on market

Built 1930 4,792 sqft lot Est $145k · 31% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Drastic price improvement!!Welcome to 245 Clinton St - The little house that has huge potential. Current owners would like to sell this as a package with 247 Clinton (right next door). Spend the day relaxing in your huge backyard, and the evenings around a campfire. This home has been tenant occupied for the last several years. It has a large eat in kitchen, 1st floor laundry and 2 bedrooms that the last tenants had 2 sets of bunkbeds and dressers in one, and a queen bed and dressers in the other. Don't let the size fool you, this home has more space than it appears. Use it as an investment, or your own little slice of paradise. Price reflect work that a new owner feels needs to be done (by

Key facts

• Large eat in kitchen
• Huge backyard
• 1st floor laundry

Tags

• HUGE BACKYARD
• LARGE EAT IN KITCHEN
• 1ST FLOOR LAUNDRY

Property features AI

Finance

• HOA & community: Trails/paths in the community

Exterior

• Parking: No garage; Shared driveway
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story; Existing/resale property; Main thoroughfare frontage
• Construction: Vinyl siding; Copper plumbing; Slab foundation
• Exterior features: Gravel driveway; Near public transit; Rectangular lot (28 x 165)

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Storage; Programmable thermostat; Main level primary bedroom; Bedroom on main level
• Laundry & utility: Washer and dryer on main level; Gas water heater

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$145,197) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.5% in Lockport — 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 76/100 on livability (#232 in NY, #3,669 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute D+, crime F, employment D-.
• Lockport City School District (town): math 44% / reading 49% proficiency, ranked #452 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 357 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $145,197
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Olcott St	0.09mi	3/2.0 (+1)	1,242 (+0%)	2mo	$159,000	$128	85
111 Allen St	0.47mi	2/1.0	1,172 (-6%)	2mo	$110,000	$94	67
48 Pound St	0.61mi	3/1.0 (+1)	1,194 (-4%)	1mo	$180,000	$151	59
47 Vine St	0.60mi	3/1.0 (+1)	1,204 (-3%)	5mo	$87,000	$72	58
72 Outwater Dr	0.73mi	3/1.0 (+1)	1,255 (+1%)	1mo	$240,000	$191	58
81 Irving St	0.49mi	2/1.5	1,140 (-8%)	8mo	$192,500	$169	55
15 Cleveland Pl	0.64mi	3/1.0 (+1)	1,192 (-4%)	7mo	$195,000	$164	53
471 Hawley St	0.73mi	3/1.0 (+1)	1,208 (-3%)	6mo	$132,000	$109	51
107 Works Pl	0.64mi	2/1.0	1,056 (-15%)	3mo	$77,200	$73	43
35 Beverly Ave	0.74mi	3/1.0 (+1)	1,372 (+11%)	5mo	$99,000	$72	38
43 Prentice St	0.72mi	3/1.0 (+1)	1,368 (+10%)	7mo	$115,000	$84	38
267 South St	0.71mi	3/1.5 (+1)	1,406 (+13%)	5mo	$164,900	$117	34

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 · 3.67% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-4,851
• Equity at exit: $14,895

10-year hold

• IRR: 5.9%
• Equity multiple: 1.45×
• Total profit: $12,593
• Equity at exit: $8,638

Cash invested: $27,972 (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 14094

• Rents YoY: 3.7%
• Active inventory: 357
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$139 /mo · $1,673/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $166

Break-even live

Break-even rent $892

Max offer price $99,900

Occupancy floor 80%

Sensitivity live

Price	-10% $222	-5% $194	+0% $166	+5% $138	+10% $109
Rent	-10% $79	-5% $122	+0% $166	+5% $209	+10% $253
Rate	-1.0pp $216	-0.5pp $191	base $166	+0.5pp $140	+1.0pp $114

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Dayton St Lockport, NY	3.0	1.0	930	$1,150	$1.24	12d	1	0.25mi
47 Waterman St Unit 3 Lockport, NY	2.0	1.0	1100	$1,150	$1.05	24d	1	0.92mi
327 High St Lockport, NY	1.0–2.0	1.0–2.0	690	$1,920	$2.78	2d	1	1.05mi
499 Davison Rd Lockport, NY	2.0	1.0	850	$1,035	$1.22	2d	6	1.42mi

Listing history 23 events

1. 2026-06-18
   days on market $99,900 Active 55 DOM
2. 2026-06-17
   days on market $99,900 Active 54 DOM
3. 2026-06-16
   days on market $99,900 Active 53 DOM
4. 2026-06-15
   days on market $99,900 Active 52 DOM
5. 2026-06-13
   days on market $99,900 Active 50 DOM
6. 2026-06-13
   days on market $99,900 Active 49 DOM
7. 2026-06-10
   days on market $99,900 Active 47 DOM
8. 2026-06-09
   days on market $99,900 Active 46 DOM
9. 2026-06-08
   days on market $99,900 Active 45 DOM
10. 2026-06-07
    days on market $99,900 Active 44 DOM
11. 2026-06-05
    days on market $99,900 Active 41 DOM
12. 2026-06-03
    days on market $99,900 Active 40 DOM
13. 2026-06-02
    days on market $99,900 Active 39 DOM
14. 2026-06-01
    days on market $99,900 Active 38 DOM
15. 2026-05-31
    days on market $99,900 Active 37 DOM
16. 2026-05-14
    price $99,900
17. 2026-04-24
    listed $124,900 Active
18. 2021-03-19
    status Pending Sale
19. 2021-02-28
    status Under Contract- Do Not Show
20. 2021-02-25
    historical
21. 2021-02-18
    status Active
22. 2021-02-13
    status Under Contract- Do Not Show
23. 2021-02-08
    listed $60,000 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: $1,673 · $139/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$8/yr (+$1/mo · 0.5%)

ⓘ 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 ≥95°F today · 15 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: $13,227
• − Mortgage interest: −$5,596
• − Property taxes: −$1,673
• − Insurance: −$500
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,906
• Taxable income: $436
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $1,886/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: Lockport City School District
• NCES district ID: 3617670
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 49% ▲ 3.00%
• Median HH income: $43,793
• Composite: 39.28/100
• National rank: #3997
• State rank: #452 of 590 in NY

Livability — Lockport

• Score: 76/100
• State rank: #232
• US rank: #3669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lockport, NY
• County: Niagara County · 157,377 people
• City population: 50,153
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 50,153
• Household income: $75,427
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1112.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -262.57%
• Current HPI: 303.6109
• Rent YoY: ▲ 3.67%
• 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

+66.5% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $99,900 WNYREIS
• 2026-04-24 Listed $124,900 WNYREIS
• 2021-03-19 Pending — WNYREIS
• 2021-02-28 Pending — WNYREIS
• 2021-02-25 Listing Removed — WNYREIS
• 2021-02-18 Relisted — WNYREIS
• 2021-02-13 Pending — WNYREIS
• 2021-02-08 Listed $60,000 WNYREIS

Property tax history

+8.7%/yr

Latest (2025): $1,673 · +6.1% YoY. Source: county tax records.