557 Tronolone Pl · Niagara Falls, NY 14301

$59,900

4 bd · 2.0 ba · 1,856 sqft · MultiFamily public records · 14 Days on market

Built 1910 4,092 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Multi-family units

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

Key facts

• 2 family home
• 2 gas furnaces
• Glass block windows

Tags

• 2 FAMILY HOME
• 2 GAS FURNACES
• 2 GAS HOT WATER TANKS
• 2 CIRCUIT BREAKER BOXES
• GLASS BLOCK WINDOWS

Property features AI

Finance

• Other: Two-unit property with separate gas and electric meters
• Financial info: Owner pays water for rentals; Rental operating expenses may include insurance, maintenance, snow removal, trash, and water/sewer

Exterior

• Parking: Two or more parking spaces
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric
• Home design: 2-story building; Resale property; Asphalt roof
• Construction: Brick construction; Copper plumbing
• Exterior features: Open porch; Lot is rectangular; Near public transit; Residential lot; City street frontage

Interior

• Flooring: Carpet; Vinyl; Mixed/varied flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 32.2% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• At $2,286/mo this rent would consume 79% 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 $6k of equity ($414 loan paydown + $6k 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1910 — 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 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: 3.82% ✓
• Cap rate: 32.16%
• Cash-on-cash: 92.38%
• DSCR: 5.11
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $129,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Tronolone Pl	0.07mi	4/3.0	2,000 (+8%)	11mo	$142,500	$71	71
541 20th St	0.39mi	5/2.0 (+1)	1,917 (+3%)	1mo	$112,000	$58	71
346 Portage Rd	0.34mi	3/2.0 (-1)	1,940 (+4%)	4mo	$142,500	$73	69
420 18th St	0.35mi	4/2.5	1,632 (-12%)	3mo	$115,000	$70	59
1968 Cudaback Ave	0.65mi	4/3.0	1,848 (-0%)	8mo	$20,000	$11	58
1535 Pierce Ave	0.61mi	4/2.0	1,724 (-7%)	2mo	$35,000	$20	58
609 24th St	0.62mi	4/2.0	2,000 (+8%)	4mo	$140,000	$70	54
2449 Grand Ave	0.71mi	5/2.0 (+1)	1,918 (+3%)	4mo	$135,000	$70	53
1623 Linwood Ave	0.74mi	4/2.0	1,994 (+7%)	3mo	$100,000	$50	50
2254 Grand Ave	0.61mi	5/2.0 (+1)	1,748 (-6%)	8mo	$149,000	$85	50
2219 Cudaback Ave	0.71mi	4/2.0	2,000 (+8%)	8mo	$80,000	$40	47
555 25th St	0.68mi	4/2.0	1,619 (-13%)	7mo	$128,000	$79	41

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: —
• Equity multiple: 8.57×
• Total profit: $127,033
• Equity at exit: $53,963

10-year hold

• IRR: —
• Equity multiple: 21.24×
• Total profit: $339,545
• Equity at exit: $116,373

Cash invested: $16,772 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,286 high
• Mortgage (P&I): −$314
• Tax from tax record: −$176 /mo · $2,109/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $1,291

Break-even live

Break-even rent $652

Max offer price $59,900

Occupancy floor 39%

Sensitivity live

Price	-10% $1,325	-5% $1,308	+0% $1,291	+5% $1,274	+10% $1,257
Rent	-10% $1,111	-5% $1,201	+0% $1,291	+5% $1,381	+10% $1,472
Rate	-1.0pp $1,321	-0.5pp $1,306	base $1,291	+0.5pp $1,276	+1.0pp $1,260

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,286
Total (2 units)			$2,286

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.33mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	18d	1	0.55mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	4d	1	0.75mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	2d	1	0.83mi
3225 Belden Pl Niagara Falls, NY	5.0	1.5	1344	$1,750	$1.30	2d	1	1.26mi

Listing history 10 events

1. 2026-06-18
   days on market $59,900 Active 14 DOM
2. 2026-06-17
   days on market $59,900 Active 13 DOM
3. 2026-06-16
   days on market $59,900 Active 12 DOM
4. 2026-06-15
   days on market $59,900 Active 11 DOM
5. 2026-06-13
   days on market $59,900 Active 9 DOM
6. 2026-06-13
   days on market $59,900 Active 8 DOM
7. 2026-06-10
   days on market $59,900 Active 6 DOM
8. 2026-06-09
   days on market $59,900 Active 5 DOM
9. 2026-06-08
   days on market $59,900 Active 4 DOM
10. 2026-06-07
    listed $59,900 Active 3 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: $2,109 · $176/mo
• Projected year-2 tax: $2,109 · $176/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: $27,432
• − Mortgage interest: −$3,355
• − Property taxes: −$2,109
• − Insurance: −$300
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$1,743
• Taxable income: $15,537
• Est. tax owed @ 24.0%: −$3,729
• After-tax cash flow: $11,765/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

1 event — show timeline

• 2026-06-04 Listed $59,900 WNYREIS

Property tax history

+4.8%/yr

Latest (2025): $2,109 · +28.3% YoY. Source: county tax records.