474 Hawley St · Lockport, NY 14094

$89,900

3 bd · 1.5 ba · 1,638 sqft · SingleFamily public records · 10 Days on market

Built 1900 3,920 sqft lot Est $161k · 44% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Opportunity awaits at 474 Hawley St in the City of Lockport! This 3-bedroom home offers over 1,600 sq ft of living space with a full basement, covered front porch, and large backyard. Spacious layout with generous room sizes and plenty of potential for renovation or value-add improvements. Ideal for investors, flippers, or buyers ready to restore a classic home to its full potential. Conveniently located near parks, schools, shopping, and city amenities. Estate sale being sold as-is. Some photos have been virtually staged. Offers due 05/07/2026. Highest & Best.

Key facts

• Covered front porch
• Large backyard
• Full basement

Tags

• FULL BASEMENT
• COVERED FRONT PORCH
• LARGE BACKYARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; Electricity connected (circuit breakers, fuses); High-speed internet available; Public water connected; Sewer connected
• Home design: 2-story house; Composite siding; Asphalt roof; Stone foundation; Resale property; City street frontage; Rectangular residential lot (41 x 101)
• Construction: Built (existing); Composite siding construction; Asphalt roof; Stone foundation
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Double oven; Dishwasher; Electric cooktop; Exhaust fan; Range hood; Refrigerator; Gas water heater
• Bedrooms: Primary bedroom on second floor (13 x 12); Second bedroom on second floor (11 x 9); Third bedroom on second floor (10 x 9)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Natural woodwork; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.3% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $622 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $90k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1900 — 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 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: 1.56% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $160,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
474 Hawley St	0.00mi	3/1.5	1,638 (0%)	0mo	$85,000	$52	100
482 Hawley St	0.02mi	3/1.5	1,666 (+2%)	3mo	$201,400	$121	94
359 N Transit St	0.10mi	4/1.5 (+1)	1,536 (-6%)	4mo	$197,000	$128	77
152 N Transit St	0.42mi	3/1.5	1,584 (-3%)	10mo	$160,000	$101	67
62 Grand St	0.40mi	3/1.0	1,505 (-8%)	4mo	$45,000	$30	63
404 Michigan St	0.65mi	3/1.5	1,698 (+4%)	1mo	$289,000	$170	63
287 Green St	0.32mi	2/2.0 (-1)	1,552 (-5%)	10mo	$210,000	$135	60
131 Green St	0.35mi	4/1.0 (+1)	1,490 (-9%)	10mo	$130,000	$87	54
27 Saxton St	0.73mi	4/2.0 (+1)	1,672 (+2%)	6mo	$72,000	$43	51
180 Park Ave	0.69mi	4/2.0 (+1)	1,627 (-1%)	12mo	$160,000	$98	49
349 Prospect St	0.33mi	2/1.0 (-1)	1,424 (-13%)	11mo	$93,000	$65	47
380 Ontario St	0.64mi	4/2.0 (+1)	1,536 (-6%)	8mo	$56,200	$37	46

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $5,850
• Equity at exit: $13,404

10-year hold

• IRR: 16.1%
• Equity multiple: 2.37×
• Total profit: $34,494
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$297 /mo · $3,558/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $304

Break-even live

Break-even rent $1,020

Max offer price $89,900

Occupancy floor 73%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Waterman St Unit 3 Lockport, NY	2.0	1.0	1100	$1,150	$1.05	23d	1	0.93mi

Listing history 5 events

1. 2026-05-08
   status Pending
2. 2026-04-28
   price $89,900
3. 2026-04-28
   listed $899,900 Active
4. 2007-08-06
   soldstatus $52,000
5. 2007-08-06
   soldstatus $52,000

ⓘ 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: $3,558 · $297/mo
• Projected year-2 tax: $3,558 · $297/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 2/10 Low
• 🌡 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: $16,845
• − Mortgage interest: −$5,036
• − Property taxes: −$3,558
• − Insurance: −$450
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$2,615
• Taxable income: $2,491
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,044/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

+72.9% since first listed

5 events — show timeline

• 2026-05-08 Pending — WNYREIS
• 2026-04-28 Price Changed $89,900 WNYREIS
• 2026-04-28 Listed $899,900 WNYREIS
• 2007-08-06 Sold (Public Records) $52,000 Public Records
• 2007-08-06 Sold (Public Records) $52,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $3,558 · -4.0% YoY. Source: county tax records.