727 19th St · Niagara Falls, NY 14301

$99,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 241 Days on market

Built 1915 $89/sqft · 13% below area Est $115k · 13% under

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Why this score? — see what drove the A- 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 +26.6/30.0
• ARV discount +13.5/15.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +8.3/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 727 19th Street, a charming two-story home offering comfort, functionality, and great natural light throughout. This home features 3 spacious bedrooms and 1 full bathroom, with all bedrooms conveniently located upstairs for added privacy. The main level includes a bright and inviting living room highlighted by a large bay window that fills the space with natural light, creating a warm and welcoming atmosphere. The kitchen offers a convenient eat-in dining area, perfect for casual meals and gatherings, and all appliances are included along with the furnishings, making this home truly move-in ready. The exterior features durable vinyl siding and is fully enclosed with a chain link fence for added security and low-maintenance care. Additional amenities include central air conditioning, ceiling fans for year-round comfort, and a security system for added peace of mind.

Key facts

• Driveway gate
• Big lot
• Security system

Tags

• SECURITY SYSTEM
• NEW FENCE
• FRONT ENTRANCE GATE
• DRIVEWAY GATE
• BACK DRIVEWAY GATE
• BIG LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/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: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.5% in Niagara Falls — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 24 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 $1,326/mo this rent would consume 46% 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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 $84k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.33% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 6.3

CMA / ARV

• ARV (median comp): $115,143
• List price: $99,900
• Delta: -13.24%
• 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
724 17th St	0.15mi	3/1.5	1,179 (+5%)	4mo	$70,000	$59	79
1812 Pierce Ave	0.41mi	3/1.0	1,152 (+3%)	0mo	$65,000	$56	76
627 13th St	0.41mi	3/1.5	1,120 (0%)	4mo	$110,000	$98	75
1512 Willow Ave	0.53mi	3/1.0	1,148 (+2%)	0mo	$39,300	$34	71
609 25th St	0.39mi	3/2.0	1,040 (-7%)	2mo	$158,000	$152	65
2487 Grand Ave	0.43mi	4/1.5 (+1)	1,188 (+6%)	1mo	$169,900	$143	62
1133 Whitney Ave	0.58mi	3/1.0	1,057 (-6%)	3mo	$76,100	$72	61
1322 Whitney Ave	0.50mi	3/1.0	1,248 (+11%)	5mo	$80,500	$65	54
1145 Whitney Ave	0.56mi	3/1.5	992 (-11%)	1mo	$105,100	$106	52
442 26th St	0.60mi	2/1.0 (-1)	1,248 (+11%)	2mo	$130,000	$104	46
1923 Cudaback Ave	0.70mi	3/2.0	1,008 (-10%)	2mo	$143,000	$142	45
544 30th St	0.68mi	3/1.0	964 (-14%)	3mo	$62,000	$64	42

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: 35.3%
• Equity multiple: 3.81×
• Total profit: $78,554
• Equity at exit: $89,998

10-year hold

• IRR: 32.3%
• Equity multiple: 9.42×
• Total profit: $235,419
• Equity at exit: $194,084

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 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 164
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$524
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $268

Break-even live

Break-even rent $987

Max offer price $99,900

Occupancy floor 75%

Sensitivity live

Price	-10% $324	-5% $296	+0% $268	+5% $240	+10% $211
Rent	-10% $163	-5% $216	+0% $268	+5% $320	+10% $373
Rate	-1.0pp $318	-0.5pp $293	base $268	+0.5pp $242	+1.0pp $216

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	22d	1	0.08mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	24d	1	0.20mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	24d	1	0.26mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	4d	1	0.29mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	45d	1	0.34mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	18d	1	0.41mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	45d	1	0.47mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	45d	1	0.49mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	15d	1	0.49mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	4d	1	0.56mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	0.60mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	45d	1	0.60mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	11d	1	0.73mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	45d	1	0.74mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	18d	1	0.79mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	24d	1	0.81mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	2d	1	0.82mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	2d	1	0.86mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	2d	1	0.86mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	4d	1	0.94mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	0.95mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	45d	1	1.09mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	15d	1	1.14mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	2d	1	1.39mi

Listing history 34 events

1. 2026-06-21
   days on market $99,900 Active 241 DOM
2. 2026-06-18
   days on market $99,900 Active 238 DOM
3. 2026-06-17
   days on market $99,900 Active 237 DOM
4. 2026-06-16
   days on market $99,900 Active 236 DOM
5. 2026-06-15
   days on market $99,900 Active 235 DOM
6. 2026-06-13
   days on market $99,900 Active 233 DOM
7. 2026-06-13
   days on market $99,900 Active 232 DOM
8. 2026-06-10
   days on market $99,900 Active 230 DOM
9. 2026-06-09
   days on market $99,900 Active 229 DOM
10. 2026-06-08
    days on marketlisting id $99,900 Active 228 DOM
11. 2026-06-07
    days on market $99,900 Active 114 DOM
12. 2026-06-03
    days on market $99,900 Active 110 DOM
13. 2026-06-02
    days on market $99,900 Active 109 DOM
14. 2026-06-01
    days on market $99,900 Active 108 DOM
15. 2026-05-31
    days on market $99,900 Active 107 DOM
16. 2026-02-13
    listed $99,900 Active 888-char remark

    Show marketing remark (888 chars)

    Welcome to 727 19th Street, a charming two-story home offering comfort, functionality, and great natural light throughout. This home features 3 spacious bedrooms and 1 full bathroom, with all bedrooms conveniently located upstairs for added privacy. The main level includes a bright and inviting living room highlighted by a large bay window that fills the space with natural light, creating a warm and welcoming atmosphere. The kitchen offers a convenient eat-in dining area, perfect for casual meals and gatherings, and all appliances are included along with the furnishings, making this home truly move-in ready. The exterior features durable vinyl siding and is fully enclosed with a chain link fence for added security and low-maintenance care. Additional amenities include central air conditioning, ceiling fans for year-round comfort, and a security system for added peace of mind.

17. 2025-10-21
    listed $99,900 Active 887-char remark

    Show marketing remark (887 chars)

    Best Location. 727-Good Address . Very close to main street & bus stop. (2 minutes walk) The most recently paved wide road front of the house. Bright & Secure house, Security system, Well maintained, Repaired and upgraded. No problem. Heating and A/C cooling. Excellent working. New Fence added (Front- Entrance gate & Driveway gate(2 doors), Back - Driveway gate(2 doors). Big lot. Front yard (enclosed) & Back yard (enclosed). Spacious parking lot for about 5 cars. (Fenced with driveway gate) Furnitures and Appliances are left behind. New 55 inch TV. Appliances (TVs, Refrigerators, Dryer & Washer and Etc. ) and all furnitures (Sofa & tables, Recliner chair, Kitchen tables & chairs, Beds & mattresses, Drawer chests, wall pictures and Etc. ) And Latest lawn mower & trimmer. All things are working properly in good condition.

18. 2025-09-30
    historical
19. 2025-08-30
    historical
20. 2025-08-29
    listed $100,900 Active
21. 2025-08-07
    listed $101,900 Active
22. 2025-05-30
    historical
23. 2025-03-12
    listed $106,900 Active
24. 2025-03-12
    historical
25. 2025-03-05
    price $109,900
26. 2025-02-24
    listed $111,000 Active
27. 2024-08-12
    soldstatus $84,000 Closed
28. 2024-07-18
    soldstatus $84,500
29. 2024-05-13
    status Pending
30. 2024-05-09
    status Active
31. 2024-04-29
    status Pending
32. 2024-04-28
    price $86,900
33. 2024-04-20
    listed $84,900 Active
34. 2003-06-27
    soldstatus $77,000

ⓘ 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: $2,570 · $214/mo
• Projected year-2 tax: $2,570 · $214/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 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: $15,912
• − Mortgage interest: −$5,596
• − Property taxes: −$2,570
• − Insurance: −$500
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,906
• Taxable income: $1,795
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $2,784/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

+29.7% since first listed

19 events — show timeline

• 2026-02-13 Listed $99,900 WNYREIS
• 2025-10-21 Listed $99,900 Fizber.com
• 2025-09-30 Listing Removed — WNYREIS
• 2025-08-30 Listing Removed — WNYREIS
• 2025-08-29 Listed $100,900 WNYREIS
• 2025-08-07 Listed $101,900 WNYREIS
• 2025-05-30 Listing Removed — WNYREIS
• 2025-03-12 Listing Removed — WNYREIS
• 2025-03-12 Listed $106,900 WNYREIS
• 2025-03-05 Price Changed $109,900 WNYREIS
• 2025-02-24 Listed $111,000 WNYREIS
• 2024-08-12 Sold (MLS) $84,000 WNYREIS
• 2024-07-18 Sold (Public Records) $84,500 Public Records
• 2024-05-13 Pending — WNYREIS
• 2024-05-09 Relisted — WNYREIS
• 2024-04-29 Pending — WNYREIS
• 2024-04-28 Price Changed $86,900 WNYREIS
• 2024-04-20 Listed $84,900 WNYREIS
• 2003-06-27 Sold (Public Records) $77,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $2,570 · +264.4% YoY. Source: county tax records.