2498 Linwood Ave · Niagara Falls, NY 14305

$149,900

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 6 Days on market

Built 1931 3,960 sqft lot Est $131k · 14% over

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Why this score? — see what drove the F 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 +7.9/30.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid all brick home withink walking distance to schools, shopping, and Hyde Park ball diamonds. Features include natural woodwork throughout and built in bookshelves and wide mantle piece over the faux fireplace in the livingroom. The formal dining room has a French door to the large deck and private fenced yard with many perennials. The nice size kitchen has plenty of cupboard space and a convenient hallway pantry. There's a full attic and basement for loads of storage, as well as a 2 car detached garage for off street parking. Call today-THE TAX CREDIT PROGRAM HAS BEEN EXTENDED- DON'T WAIT

Key facts

• Newer cabinets
• Newer appliances
• Patio area

Tags

• HARDWOOD FLOORS
• NEWER CABINETS
• NEWER APPLIANCES
• FULLY FENCED BACKYARD
• DECK
• PATIO AREA

Property features AI

Exterior

• Parking: Detached garage; Driveway; 2 garage spaces
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical system
• Home design: 2 stories; Existing (previously built/resale property)
• Construction: Brick construction; Copper plumbing; Poured foundation
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Pull-down attic stairs
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (9.3% below list).
• Recommended offer: $121k (19.2% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 7.5% in Niagara Falls — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $51k; list at $150k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,124 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1931 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $131,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2902 Linwood Ave	0.13mi	3/1.0	1,376 (+3%)	4mo	$180,000	$131	86
2456 South Ave	0.20mi	3/1.0	1,380 (+3%)	2mo	$120,000	$87	84
2434 Weston Ave	0.18mi	3/1.0	1,400 (+4%)	4mo	$170,000	$121	81
1870 South Ave	0.42mi	3/1.0	1,320 (-2%)	0mo	$116,000	$88	78
1868 Niagara Ave	0.48mi	4/1.0 (+1)	1,360 (+2%)	5mo	$68,000	$50	66
1852 Ontario Ave	0.55mi	3/1.0	1,273 (-5%)	3mo	$85,000	$67	64
2915 Porter Rd	0.27mi	4/1.5 (+1)	1,484 (+11%)	1mo	$171,720	$116	62
3213 Niagara Ave	0.40mi	3/1.0	1,202 (-10%)	4mo	$180,000	$150	61
605 29th St	0.70mi	4/1.0 (+1)	1,320 (-2%)	3mo	$130,000	$98	57
1812 Pierce Ave	0.51mi	3/1.0	1,152 (-14%)	0mo	$65,000	$56	53
2487 Grand Ave	0.54mi	4/1.5 (+1)	1,188 (-11%)	1mo	$169,900	$143	48
1512 Willow Ave	0.70mi	3/1.0	1,148 (-14%)	0mo	$39,300	$34	43

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: -24.1%
• Equity multiple: 0.18×
• Total profit: $-34,521
• Equity at exit: $22,351

10-year hold

• IRR: -18.9%
• Equity multiple: -0.02×
• Total profit: $-42,836
• Equity at exit: $12,961

Cash invested: $41,972 (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 14305

• Home prices YoY: -10.9%
• Active inventory: 142
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$786
• Tax from tax record: −$388 /mo · $4,655/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-163

Break-even live

Break-even rent $1,565

Max offer price $121,124

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-120	+0% $-163	+5% $-205	+10% $-248
Rent	-10% $-270	-5% $-217	+0% $-163	+5% $-109	+10% $-56
Rate	-1.0pp $-87	-0.5pp $-125	base $-163	+0.5pp $-202	+1.0pp $-241

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	18d	1	0.14mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	4d	1	0.18mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	44d	1	0.52mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	18d	1	0.53mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	2d	1	0.54mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	2d	1	0.54mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	22d	1	0.65mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	24d	1	0.69mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	4d	1	0.84mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	24d	1	0.88mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	44d	1	1.04mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	11d	1	1.04mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	1.17mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	15d	1	1.19mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	44d	1	1.20mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	44d	1	1.25mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	2d	1	1.29mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	2d	1	1.30mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	44d	1	1.36mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	4d	1	1.40mi

Listing history 5 events

1. 2026-06-21
   days on market $149,900 Active 6 DOM
2. 2026-06-18
   days on market $149,900 Active 3 DOM
3. 2026-06-17
   days on market $149,900 Active 2 DOM
4. 2026-06-15
   remarks 529-char remark
5. 2026-06-15
   listed $149,900 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: $4,655 · $388/mo
• Projected year-2 tax: $4,655 · $388/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $16,308
• − Mortgage interest: −$8,397
• − Property taxes: −$4,655
• − Insurance: −$750
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$4,361
• Taxable loss: −$4,464
• Est. tax savings @ 24.0%: +$1,071
• After-tax cash flow: $-883/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): 16,696
• Household income: $51,004
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1095.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 13% Hispanic / Latino 8% Asian 1% Native American 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -43.08%
• Current HPI: 350.8741
• 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

+199.8% since first listed

4 events — show timeline

• 2026-06-15 Listed $149,900 WNYREIS
• 2010-04-22 Sold (Public Records) $50,880 Public Records
• 2010-04-22 Sold (MLS) $50,880 WNYREIS
• 2009-11-10 Listed $50,000 WNYREIS

Property tax history

+6.3%/yr

Latest (2025): $4,655 · +14.3% YoY. Source: county tax records.