2000 La Salle Ave · Niagara Falls, NY 14301

$129,900

4 bd · 2.0 ba · 2,116 sqft · Townhouse public records · 57 Days on market

Built 1920 4,960 sqft lot $61/sqft · 13% above area Est $115k · 13% 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 +20.7/30.0
• Appreciation +10.0/10.0
• 1% rule +6.7/10.0
• DSCR +6.6/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0

Listing remarks MLS

Well-maintained brick duplex featuring two spacious 2-bedroom, 1-bath units. This multi-family property offers a functional layout, natural woodwork, and original hardwood floors with plenty of potential to restore and update. Ideal for an investor or owner-occupant, the home is vacant and ready for renovation or immediate occupancy. Conveniently located in Niagara Falls, this property is being sold as-is and presents a great opportunity to add value.

Key facts

• Natural woodwork
• Brick duplex
• Functional layout

Tags

• BRICK DUPLEX
• NATURAL WOODWORK
• ORIGINAL HARDWOOD FLOORS
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,521/mo this rent would consume 53% 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 $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1920 — 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 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: 1.17% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 7.1

CMA / ARV

• ARV (median comp): $114,850
• List price: $129,900
• Delta: 13.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1455 Ferry Ave	0.69mi	4/2.0	2,208 (+4%)	10mo	$150,000	$68	52
2719 Independence Ave	0.51mi	3/2.0 (-1)	2,208 (+4%)	15mo	$180,000	$82	52
506 15th St	0.67mi	4/2.0	2,184 (+3%)	23mo	$40,000	$18	45
615 28th St	0.64mi	4/2.0	1,832 (-13%)	12mo	$140,000	$76	38
2901 Independence Ave	0.59mi	4/2.0	1,824 (-14%)	20mo	$169,500	$93	33

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: 30.8%
• Equity multiple: 3.48×
• Total profit: $90,165
• Equity at exit: $117,024

10-year hold

• IRR: 28.5%
• Equity multiple: 8.61×
• Total profit: $276,771
• Equity at exit: $252,367

Cash invested: $36,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$289 /mo · $3,474/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $177

Break-even live

Break-even rent $1,297

Max offer price $129,900

Occupancy floor 83%

Sensitivity live

Price	-10% $251	-5% $214	+0% $177	+5% $140	+10% $104
Rent	-10% $57	-5% $117	+0% $177	+5% $237	+10% $297
Rate	-1.0pp $242	-0.5pp $210	base $177	+0.5pp $143	+1.0pp $109

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	17d	1	0.14mi
1935 Niagara St Unit Upper Niagara Falls, NY	3.0	1.0	2685	$1,200	$0.45	15d	1	0.80mi
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $129,900 Active 57 DOM
2. 2026-06-17
   days on market $129,900 Active 56 DOM
3. 2026-06-16
   days on market $129,900 Active 55 DOM
4. 2026-06-15
   days on market $129,900 Active 54 DOM
5. 2026-06-13
   days on market $129,900 Active 52 DOM
6. 2026-06-13
   days on market $129,900 Active 51 DOM
7. 2026-06-10
   days on market $129,900 Active 49 DOM
8. 2026-06-09
   days on market $129,900 Active 48 DOM
9. 2026-06-08
   days on market $129,900 Active 47 DOM
10. 2026-06-07
    days on market $129,900 Active 46 DOM
11. 2026-06-03
    days on market $129,900 Active 42 DOM
12. 2026-06-02
    days on market $129,900 Active 41 DOM
13. 2026-06-01
    days on market $129,900 Active 40 DOM
14. 2026-05-31
    days on market $129,900 Active 39 DOM
15. 2026-04-22
    listed $129,900 Active 455-char remark

    Show marketing remark (455 chars)

    Well-maintained brick duplex featuring two spacious 2-bedroom, 1-bath units. This multi-family property offers a functional layout, natural woodwork, and original hardwood floors with plenty of potential to restore and update. Ideal for an investor or owner-occupant, the home is vacant and ready for renovation or immediate occupancy. Conveniently located in Niagara Falls, this property is being sold as-is and presents a great opportunity to add value.

16. 2025-11-12
    historical
17. 2025-10-12
    listed $135,000 Active
18. 2025-10-09
    historical
19. 2025-09-09
    listed $135,000 Active
20. 2025-09-07
    historical
21. 2025-08-19
    price $135,000
22. 2025-08-07
    listed $149,000 Active
23. 2025-06-19
    historical
24. 2025-05-23
    status Active
25. 2025-05-23
    price $135,000
26. 2025-05-08
    status Pending
27. 2025-05-01
    price $99,000
28. 2025-03-19
    listed $144,900 Active
29. 2024-12-23
    soldstatus $125,000
30. 2024-01-06
    price $139,000
31. 2023-11-29
    listed $149,000 Active
32. 2012-11-08
    soldstatus $14,000

ⓘ 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: $3,474 · $289/mo
• Projected year-2 tax: $3,474 · $289/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: $18,256
• − Mortgage interest: −$7,276
• − Property taxes: −$3,474
• − Insurance: −$650
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$3,779
• Taxable income: $157
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,087/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

+827.9% since first listed

18 events — show timeline

• 2026-04-22 Listed $129,900 WNYREIS
• 2025-11-12 Listing Removed — WNYREIS
• 2025-10-12 Listed $135,000 WNYREIS
• 2025-10-09 Listing Removed — WNYREIS
• 2025-09-09 Listed $135,000 WNYREIS
• 2025-09-07 Listing Removed — WNYREIS
• 2025-08-19 Price Changed $135,000 WNYREIS
• 2025-08-07 Listed $149,000 WNYREIS
• 2025-06-19 Listing Removed — WNYREIS
• 2025-05-23 Relisted — WNYREIS
• 2025-05-23 Price Changed $135,000 WNYREIS
• 2025-05-08 Pending — WNYREIS
• 2025-05-01 Price Changed $99,000 WNYREIS
• 2025-03-19 Listed $144,900 WNYREIS
• 2024-12-23 Sold (Public Records) $125,000 Public Records
• 2024-01-06 Price Changed $139,000 WNYREIS
• 2023-11-29 Listed $149,000 WNYREIS
• 2012-11-08 Sold (Public Records) $14,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,474 · -21.2% YoY. Source: county tax records.