8623 Lindbergh Ave · Niagara Falls, NY 14304

$69,900

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 15 Days on market

Built 1925 6,401 sqft lot $67/sqft · 60% below area ↓ 11% since listing

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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 in LaSalle area in Niagara Falls, NY! Located in a quiet, desirable neighborhood, this fire-damaged property offers a rare chance to bring your own vision to life. With much of the damaged areas already cleaned out, the home is a blank canvas ready for your creativity. SELLER FINANCE OPTION is available. Could sell as a package with 7211 Stephenson Ave. Key features include: Full solid basement – a strong foundation to build on. Fenced-in yard – perfect for privacy and outdoor enjoyment. Wide driveway for your easy in and out. Updated electrical – new meter & circuit breaker box installed and electric lines just repaired. This property is being sold "as is", and a delayed negotiation is in place (see attachment for details). Whether you're an investor, contractor, or future homeowner, this could be a beautiful property with the right touch. Don't miss out on this unique opportunity in a prime location. Seller will provide 40 year search and survey affidavit with no change. .. .

Key facts

• Solid basement
• Updated electrical
• Wide driveway

Tags

• QUIET NEIGHBORHOOD
• SOLID BASEMENT
• FENCED IN YARD
• WIDE DRIVEWAY
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.5% 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; 7 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 $483 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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 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: 2.38% ✓
• Cap rate: 20.52%
• Cash-on-cash: 50.83%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (median comp): $175,106
• List price: $69,900
• Delta: -62.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8113 Frontier Ave	0.36mi	3/1.0	1,050 (+1%)	6mo	$180,200	$172	77
484 81st St	0.35mi	3/1.0	1,012 (-3%)	5mo	$147,000	$145	74
8235 Laughlin Dr	0.25mi	3/1.0	1,115 (+7%)	4mo	$160,000	$143	74
449 81st St	0.33mi	3/1.0	924 (-12%)	0mo	$100,000	$108	65
1041 92nd St	0.49mi	3/1.0	1,130 (+8%)	1mo	$200,000	$177	62
936 92nd St	0.42mi	4/1.5 (+1)	1,124 (+8%)	1mo	$175,000	$156	60
656 78th St	0.60mi	2/2.0 (-1)	1,040 (-0%)	3mo	$156,000	$150	60
502 81st St	0.35mi	3/1.0	1,194 (+14%)	1mo	$185,000	$155	59
618 82nd St	0.37mi	4/1.0 (+1)	1,152 (+10%)	6mo	$180,000	$156	56
1122 91st St	0.47mi	3/1.5	1,160 (+11%)	3mo	$187,000	$161	55
674 79th St	0.57mi	3/1.0	937 (-10%)	4mo	$165,000	$176	53
550 78th St	0.54mi	4/1.0 (+1)	1,200 (+15%)	1mo	$175,000	$146	44

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: 48.6%
• Equity multiple: 3.12×
• Total profit: $41,495
• Equity at exit: $10,422

10-year hold

• IRR: 54.2%
• Equity multiple: 6.32×
• Total profit: $104,220
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $829

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 45%

Sensitivity live

Price	-10% $877	-5% $853	+0% $829	+5% $805	+10% $781
Rent	-10% $698	-5% $763	+0% $829	+5% $895	+10% $960
Rate	-1.0pp $864	-0.5pp $847	base $829	+0.5pp $811	+1.0pp $792

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8520 Munson Ave Niagara Falls, NY	3.0	1.0	1216	$2,200	$1.81	17d	1	0.16mi
8833 Pear Ave Niagara Falls, NY	2.0	1.0	1096	$1,700	$1.55	2d	1	0.32mi
51 S 86th St Unit 11B Niagara Falls, NY	2.0	1.0	720	$1,100	$1.53	3d	1	0.51mi
8405 Buffalo Ave Niagara Falls, NY	2.0	1.0	706	$850	$1.20	12d	1	0.53mi
7328 Buffalo Ave Unit 3 Niagara Falls, NY	2.0	1.0	800	$990	$1.24	44d	1	0.97mi
730 66th St Niagara Falls, NY	2.0	1.0	748	$963	$1.29	2d	1	1.23mi
1735 Caravelle Dr Niagara Falls, NY	2.0	1.0	740	$891	$1.20	2d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 15 DOM
2. 2026-06-17
   days on market $69,900 Active 14 DOM
3. 2026-06-16
   days on market $69,900 Active 13 DOM
4. 2026-06-15
   days on market $69,900 Active 12 DOM
5. 2026-06-13
   days on market $69,900 Active 10 DOM
6. 2026-06-13
   days on market $69,900 Active 9 DOM
7. 2026-06-10
   days on market $69,900 Active 7 DOM
8. 2026-06-09
   days on market $69,900 Active 6 DOM
9. 2026-06-08
   days on market $69,900 Active 5 DOM
10. 2026-06-07
    pricedays on marketlisting id $69,900 Active 4 DOM
11. 2026-06-01
    days on market $65,000 Active 91 DOM
12. 2026-05-31
    days on market $65,000 Active 90 DOM
13. 2026-03-01
    listed $65,000 Active 1055-char remark

    Show marketing remark (1055 chars)

    Great Investment Opportunity in LaSalle area in Niagara Falls, NY! Located in a quiet, desirable neighborhood, this fire-damaged property offers a rare chance to bring your own vision to life. With much of the damaged areas already cleaned out, the home is a blank canvas ready for your creativity. SELLER FINANCE OPTION is available. Could sell as a package with 7211 Stephenson Ave. Key features include: Full solid basement – a strong foundation to build on. Fenced-in yard – perfect for privacy and outdoor enjoyment. Wide driveway for your easy in and out. Updated electrical – new meter & circuit breaker box installed and electric lines just repaired. This property is being sold "as is", and a delayed negotiation is in place (see attachment for details). Whether you're an investor, contractor, or future homeowner, this could be a beautiful property with the right touch. Don't miss out on this unique opportunity in a prime location. Seller will provide 40 year search and survey affidavit with no change. .. .

14. 2025-12-29
    historical
15. 2025-11-11
    price $67,000
16. 2025-09-29
    listed $72,800 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,929
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$2,033
• Taxable income: $9,394
• Est. tax owed @ 24.0%: −$2,255
• After-tax cash flow: $7,693/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

-10.7% since first listed

4 events — show timeline

• 2026-03-01 Listed $65,000 WNYREIS
• 2025-12-29 Listing Removed — WNYREIS
• 2025-11-11 Price Changed $67,000 WNYREIS
• 2025-09-29 Listed $72,800 WNYREIS

Property tax history

+5.8%/yr

Latest (2025): $4,307 · +19.3% YoY. Source: county tax records.