1116 La Salle Ave · Niagara Falls, NY 14301

$110,000

4 bd · 2.0 ba · 1,386 sqft · MultiFamily public records · 2 Days on market

Built 1890 4,165 sqft lot Est $97k · 13% over

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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 +29.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

* * * RECENT DEAL DID NOT GO THROUGH * * * . .. .. .this is your opportunity to get this great property. .. . * * * JUST LOWER THE PRICE FOR QUICK SALE * * * Great Single Family Residence in Great Neighborhood, close to all the conveniences such as Bus Station, Grocery stores, restaurants, banks and many more. .. .And main thing about a mile away from World famous Shows well. .. Vinyl siding, driveway, Full basement, 4 Bed Room with living area. .. . Fenced in Yard with 1.5 solid garage facing to alley way. .. . Good size back yard. .. Very minor fire damage in right side back corner of the property, easy fix. .. .This will go very fast. .. . Check it out today and make it yours. .. Could be great rental or Owner occupied. .. . "As Is". ..

Key facts

• New flooring
• Two-family home
• Private entrance

Tags

• TWO-FAMILY HOME
• PRIVATE ENTRANCE
• SEPARATE HEATING SYSTEM
• NEW FLOORING
• UPDATED PLUMBING
• NEW ROOF

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story residence; Resale property
• Construction: Vinyl siding; Asphalt roof; Existing construction
• Exterior features: Fully fenced yard; Gravel driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Vinyl and other varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate / formal living room; Second kitchen; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.5% 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,419/mo this rent would consume 49% 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 $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $42k; list at $110k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1890 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.91%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $97,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1519 Whitney Ave	0.30mi	3/2.0 (-1)	1,408 (+2%)	12mo	$110,000	$78	69
746 17th St	0.45mi	4/2.0	1,475 (+6%)	1mo	$72,000	$49	68
1208 17th St	0.37mi	3/2.0 (-1)	1,378 (-1%)	12mo	$92,500	$67	66
1119 15th St	0.26mi	4/2.0	1,496 (+8%)	15mo	$128,000	$86	62
548 19th St	0.71mi	4/2.0	1,265 (-9%)	1mo	$62,500	$49	52
1816 Willow Ave	0.54mi	4/2.0	1,496 (+8%)	15mo	$110,000	$74	49
709 Townsend Pl	0.53mi	3/2.0 (-1)	1,295 (-7%)	14mo	$117,500	$91	48
1888 Weston Ave	0.74mi	4/2.0	1,512 (+9%)	4mo	$30,000	$20	47
614 20th St	0.71mi	4/2.0	1,570 (+13%)	1mo	$100,000	$64	44
1970 Whitney Ave	0.65mi	3/2.0 (-1)	1,562 (+13%)	8mo	$122,000	$78	37
1004 19th St	0.51mi	4/2.0	1,577 (+14%)	21mo	$52,000	$33	36
514 18th St	0.72mi	3/2.0 (-1)	1,260 (-9%)	14mo	$88,740	$70	35

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: 37.7%
• Equity multiple: 3.98×
• Total profit: $91,785
• Equity at exit: $99,097

10-year hold

• IRR: 34.3%
• Equity multiple: 9.76×
• Total profit: $269,723
• Equity at exit: $213,706

Cash invested: $30,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$577
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $383

Break-even live

Break-even rent $935

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	3d	1	0.29mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	0.34mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	0.40mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	0.41mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	43d	1	0.46mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	17d	1	0.63mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	0.76mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	1.15mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	10d	1	1.29mi
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.32mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	1d	1	1.32mi

Listing history 3 events

1. 2026-06-18
   days on market $110,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $110,000 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: $1,389 · $116/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$235/yr (+$20/mo · 16.9%)

ⓘ 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 2/10 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: $17,029
• − Mortgage interest: −$6,162
• − Property taxes: −$1,389
• − Insurance: −$550
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,200
• Taxable income: $3,003
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $3,870/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

+497.9% since first listed

9 events — show timeline

• 2026-06-16 Listed $110,000 WNYREIS
• 2026-03-27 Listing Removed — WNYREIS
• 2025-10-03 Listed $109,876 WNYREIS
• 2022-12-08 Sold (Public Records) $42,000 Public Records
• 2022-12-08 Sold (MLS) $42,000 WNYREIS
• 2022-10-24 Pending — WNYREIS
• 2022-09-01 Price Changed $47,900 WNYREIS
• 2022-08-09 Listed $49,900 WNYREIS
• 1999-05-13 Sold (Public Records) $18,399 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,389 · +2.7% YoY. Source: county tax records.