5668 Frontier Ave · Niagara Falls, NY 14304

$99,900

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 6 Days on market

Built 1920 3,315 sqft lot Est $159k · 37% under

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Why this score? — see what drove the C+ 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 +21.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.8/10.0
• 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

LaSalle at an affordable Price! Vinyl Sided 2 1/2 story Home with full front Porch, presently Rented. Tennant would Love to stay. Living Room, Formal Dining Room,

Key facts

• Full front porch
• 3,315 sq ft lot
• Built 1920

Tags

• FULL FRONT PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric service
• Home design: Two-story house; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Existing construction (not new)
• Exterior features: Blacktop driveway; Open porch; Patio/porch described as 'See Remarks'; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 30 x 110

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms including living and laundry (bedroom count not specified)
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 3y 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 $12k; list at $100k implies a 732% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $159,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 62nd St	0.37mi	3/1.0 (+1)	904 (+1%)	13mo	$175,000	$194	66
436 67th St	0.51mi	3/1.0 (+1)	912 (+2%)	4mo	$157,000	$172	65
6721 Lindbergh Ave	0.57mi	3/1.0 (+1)	912 (+2%)	1mo	$143,500	$157	65
5818 Stephenson Ave	0.10mi	3/1.0 (+1)	980 (+9%)	17mo	$174,000	$178	61
222 61st St	0.23mi	3/1.0 (+1)	816 (-9%)	16mo	$150,000	$184	56
6716 Lindbergh Ave	0.56mi	2/1.0	888 (-1%)	20mo	$70,000	$79	55
639 67th St	0.62mi	3/1.0 (+1)	952 (+6%)	18mo	$195,000	$205	41
257 69th St	0.68mi	1/2.5 (-1)	860 (-4%)	14mo	$225,000	$262	39
130 62nd St	0.41mi	3/1.0 (+1)	1,024 (+14%)	17mo	$102,000	$100	38
53 Kies Ct	0.55mi	3/2.0 (+1)	1,008 (+12%)	10mo	$240,000	$238	36
660 67th St	0.63mi	2/1.0	1,025 (+14%)	12mo	$150,000	$146	36
673 67th St	0.67mi	3/1.0 (+1)	988 (+10%)	20mo	$142,000	$144	30

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-6,738
• Equity at exit: $14,895

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $6,579
• Equity at exit: $8,638

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 14304

• Active inventory: 142
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$524
• Tax from tax record: −$257 /mo · $3,086/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $147

Break-even live

Break-even rent $1,041

Max offer price $99,900

Occupancy floor 83%

Sensitivity live

Price	-10% $203	-5% $175	+0% $147	+5% $119	+10% $90
Rent	-10% $50	-5% $98	+0% $147	+5% $195	+10% $244
Rate	-1.0pp $197	-0.5pp $172	base $147	+0.5pp $121	+1.0pp $95

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 66th St Niagara Falls, NY	2.0	1.0	748	$963	$1.29	2d	1	0.59mi
7328 Buffalo Ave Unit 3 Niagara Falls, NY	2.0	1.0	800	$990	$1.24	44d	1	1.04mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	15d	1	1.19mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	44d	1	1.25mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	1.42mi

Listing history 6 events

1. 2026-06-18
   days on market $99,900 Active 6 DOM
2. 2026-06-17
   days on market $99,900 Active 5 DOM
3. 2026-06-16
   days on market $99,900 Active 4 DOM
4. 2026-06-15
   days on market $99,900 Active 3 DOM
5. 2026-06-13
   remarks 162-char remark
6. 2026-06-13
   listed $99,900 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: $3,086 · $257/mo
• Projected year-2 tax: $3,086 · $257/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 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: $14,726
• − Mortgage interest: −$5,596
• − Property taxes: −$3,086
• − Insurance: −$500
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,906
• Taxable income: $283
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $1,694/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

+325.1% since first listed

5 events — show timeline

• 2026-06-11 Listed $99,900 WNYREIS
• 2023-11-29 Listing Removed — WNYREIS
• 2023-04-12 Listed $110,000 WNYREIS
• 2001-06-20 Sold (Public Records) $12,000 Public Records
• 1994-05-31 Sold (Public Records) $23,500 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,086 · +6.1% YoY. Source: county tax records.