1146 Ashland Ave · Niagara Falls, NY 14301

$69,900

2 bd · 1.0 ba · 1,049 sqft · SingleFamily public records · 76 Days on market

Built 1918 2,943 sqft lot $67/sqft · 23% below area Est $91k · 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Discover this beautiful updated ready to move single family home with 2 bedroom and 1 bathroom property along with 1 bonus room in Air Bnb Zone of Niagarafalls. It’s just opposite of DMV office and close to city centre of Niagarafalls falls. The property is in Air Bnb Zone and 5 minutes from Falls. The entire property was remodeled, renovated few years back. The location and exquisite interiors design make you feel at home with comfort, peace and tranquility. It’s a good investment too. The home is accessible to all amenities and facilities within 2 minutes driving distance of all aminities and 8 minutes drive to access to all major highways and state ways. It’s a vacant property and you can schedule at any time with agent. Offer will be reviewed as they come. Please put your highest and best offer.

Key facts

• 2,943 sq ft lot
• Garage
• Built 1918

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 7.5% 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 42% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 76 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $70k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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: 1.72% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.93%
• DSCR: 1.98
• GRM: 4.8

CMA / ARV

• ARV (median comp): $91,000
• List price: $69,900
• Delta: -23.19%
• 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
1133 Whitney Ave	0.09mi	3/1.0 (+1)	1,057 (+1%)	3mo	$76,100	$72	87
1145 Whitney Ave	0.10mi	3/1.5 (+1)	992 (-5%)	1mo	$105,100	$106	79
1362 Michigan Ave	0.43mi	2/1.0	1,020 (-3%)	12mo	$25,000	$25	65
1512 Willow Ave	0.35mi	3/1.0 (+1)	1,148 (+9%)	0mo	$39,300	$34	63
627 13th St	0.37mi	3/1.5 (+1)	1,120 (+7%)	4mo	$110,000	$98	60
1812 Pierce Ave	0.49mi	3/1.0 (+1)	1,152 (+10%)	0mo	$65,000	$56	55
1316 24th St	0.75mi	3/1.0 (+1)	1,048 (-0%)	10mo	$40,000	$38	52
628 21st St	0.68mi	3/1.0 (+1)	1,024 (-2%)	11mo	$128,000	$125	50
724 17th St	0.41mi	3/1.5 (+1)	1,179 (+12%)	4mo	$70,000	$59	50
2219 Forest Ave	0.67mi	3/1.0 (+1)	1,116 (+6%)	5mo	$155,000	$139	49
1705 Ferry Ave	0.67mi	3/1.0 (+1)	1,080 (+3%)	14mo	$65,000	$60	48
2217 Michigan Ave	0.73mi	2/1.0	960 (-8%)	5mo	$40,000	$42	47

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: 43.9%
• Equity multiple: 4.44×
• Total profit: $67,281
• Equity at exit: $62,971

10-year hold

• IRR: 40.3%
• Equity multiple: 11.02×
• Total profit: $196,116
• Equity at exit: $135,800

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 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 164
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$367
• Tax from tax record: −$196 /mo · $2,349/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $358

Break-even live

Break-even rent $749

Max offer price $69,900

Occupancy floor 65%

Sensitivity live

Price	-10% $397	-5% $377	+0% $358	+5% $338	+10% $318
Rent	-10% $263	-5% $310	+0% $358	+5% $405	+10% $453
Rate	-1.0pp $393	-0.5pp $375	base $358	+0.5pp $340	+1.0pp $321

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	4d	1	0.21mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	25d	1	0.26mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	25d	1	0.35mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	18d	1	0.37mi
700 Pine Ave Unit 1 Niagara Falls, NY	1.0	1.0	1075	$1,075	$1.00	13d	1	0.43mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	4d	1	0.45mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	45d	1	0.45mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	22d	1	0.49mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	25d	1	0.51mi
510 6th St Unit 3 Niagara Falls, NY	1.0	1.0	950	$900	$0.95	45d	1	0.67mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	45d	1	0.68mi
616 Niagara St Niagara Falls, NY	1.0	1.0	750	$1,288	$1.72	3d	1	0.77mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	45d	1	0.78mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	3d	1	0.80mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	3d	1	0.80mi
460 3rd St Niagara Falls, NY	1.0	1.0	725	$1,212	$1.67	3d	1	0.86mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	4d	1	0.89mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	0.92mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	16d	1	0.93mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	18d	1	0.98mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	3d	1	1.04mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	45d	1	1.07mi
714 Buffalo Ave Unit 4 Niagara Falls, NY	1.0	1.0	1000	$1,000	$1.00	45d	1	1.15mi
714 Buffalo Ave Unit 3 Niagara Falls, NY	1.0	1.0	1000	$1,200	$1.20	45d	1	1.15mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	11d	1	1.21mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	1.44mi

Listing history 23 events

1. 2026-06-21
   days on market $69,900 Active 76 DOM
2. 2026-06-18
   days on market $69,900 Active 73 DOM
3. 2026-06-17
   days on market $69,900 Active 72 DOM
4. 2026-06-16
   days on market $69,900 Active 71 DOM
5. 2026-06-15
   days on market $69,900 Active 70 DOM
6. 2026-06-13
   days on market $69,900 Active 68 DOM
7. 2026-06-13
   pricedays on market $69,900 Active 67 DOM
8. 2026-06-10
   days on market $74,900 Active 65 DOM
9. 2026-06-09
   days on market $74,900 Active 64 DOM
10. 2026-06-08
    days on market $74,900 Active 63 DOM
11. 2026-06-07
    days on market $74,900 Active 62 DOM
12. 2026-06-03
    days on market $74,900 Active 58 DOM
13. 2026-06-02
    days on market $74,900 Active 57 DOM
14. 2026-06-01
    days on market $74,900 Active 56 DOM
15. 2026-05-31
    days on market $74,900 Active 55 DOM
16. 2026-04-06
    listed $74,900 Active 828-char remark

    Show marketing remark (828 chars)

    Discover this beautiful updated ready to move single family home with 2 bedroom and 1 bathroom property along with 1 bonus room in Air Bnb Zone of Niagarafalls. It’s just opposite of DMV office and close to city centre of Niagarafalls falls. The property is in Air Bnb Zone and 5 minutes from Falls. The entire property was remodeled, renovated few years back. The location and exquisite interiors design make you feel at home with comfort, peace and tranquility. It’s a good investment too. The home is accessible to all amenities and facilities within 2 minutes driving distance of all aminities and 8 minutes drive to access to all major highways and state ways. It’s a vacant property and you can schedule at any time with agent. Offer will be reviewed as they come. Please put your highest and best offer.

17. 2017-10-06
    soldstatus $28,000 Closed Sale or Rented 148-char remark

    Show marketing remark (148 chars)

    Well maintained home, fenced in yard, walking distance to amenities, bus route. Covered front porch. 2008 furnace, 2014 hot water tank, roof 7 years

18. 2017-08-15
    status Pending Sale 148-char remark

    Show marketing remark (148 chars)

    Well maintained home, fenced in yard, walking distance to amenities, bus route. Covered front porch. 2008 furnace, 2014 hot water tank, roof 7 years

19. 2017-07-24
    status Under Contract- Do Not Show 148-char remark

    Show marketing remark (148 chars)

    Well maintained home, fenced in yard, walking distance to amenities, bus route. Covered front porch. 2008 furnace, 2014 hot water tank, roof 7 years

20. 2017-07-21
    status Pending Sale 148-char remark

    Show marketing remark (148 chars)

    Well maintained home, fenced in yard, walking distance to amenities, bus route. Covered front porch. 2008 furnace, 2014 hot water tank, roof 7 years

21. 2017-07-19
    price $30,000 148-char remark

    Show marketing remark (148 chars)

    Well maintained home, fenced in yard, walking distance to amenities, bus route. Covered front porch. 2008 furnace, 2014 hot water tank, roof 7 years

22. 2017-06-30
    price $39,000 148-char remark

    Show marketing remark (148 chars)

    Well maintained home, fenced in yard, walking distance to amenities, bus route. Covered front porch. 2008 furnace, 2014 hot water tank, roof 7 years

23. 2017-06-19
    listed $42,000 Active 148-char remark

    Show marketing remark (148 chars)

    Well maintained home, fenced in yard, walking distance to amenities, bus route. Covered front porch. 2008 furnace, 2014 hot water tank, roof 7 years

ⓘ 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: $2,349 · $196/mo
• Projected year-2 tax: $2,349 · $196/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 3/10 Moderate
• 🌡 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: $14,416
• − Mortgage interest: −$3,915
• − Property taxes: −$2,349
• − Insurance: −$350
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,033
• Taxable income: $3,462
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,461/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

+78.3% since first listed

8 events — show timeline

• 2026-04-06 Listed $74,900 WNYREIS
• 2017-10-06 Sold (MLS) $28,000 WNYREIS
• 2017-08-15 Pending — WNYREIS
• 2017-07-24 Pending — WNYREIS
• 2017-07-21 Pending — WNYREIS
• 2017-07-19 Price Changed $30,000 WNYREIS
• 2017-06-30 Price Changed $39,000 WNYREIS
• 2017-06-19 Listed $42,000 WNYREIS

Property tax history

+14.1%/yr

Latest (2025): $2,349 · +9.3% YoY. Source: county tax records.