352 9th St · Niagara Falls, NY 14303

$119,900

4 bd · 2.0 ba · 1,624 sqft · Other public records · 96 Days on market

Built 1915 4,356 sqft lot $74/sqft · at area comps Est $239k · 50% 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 +6.9/10.0
• 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 +2.3/10.0

Listing remarks MLS

Investment opportunity in Niagara Falls featuring two structures on one lot located near Seneca Niagara Resort & Casino and Niagara Falls State Park. The front building is a two-family home with upper and lower units, each offering two bedrooms. The rear structure is believed to contain four bedrooms, providing additional space and potential for renovation. Both buildings require rehabilitation, offering a value-add opportunity for buyers looking to restore and improve the property. The presence of two structures on the lot creates additional possibilities for renovation and future use. Situated near local attractions, restaurants, and entertainment, the property also offers convenient access to the Robert Moses Parkway and surrounding areas. The adjacent property at 364 9th St may be available as part of a package purchase, presenting a potential multi-property investment opportunity.

Key facts

• 4,356 sq ft lot
• Built 1915
• Listed 96 days

Tags

• TWO STRUCTURES ON ONE LOT
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

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: 74 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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

• It's been on market 96 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $120k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.19% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.0

CMA / ARV

• ARV (median comp): $239,262
• List price: $119,900
• Delta: -49.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-8,211
• Equity at exit: $17,877

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $7,574
• Equity at exit: $10,367

Cash invested: $33,572 (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 14303

• Home prices YoY: -1.7%
• Active inventory: 74
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$629
• Tax from tax record: −$278 /mo · $3,335/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $175

Break-even live

Break-even rent $1,211

Max offer price $119,900

Occupancy floor 83%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	43d	1	0.42mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	0.44mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	3d	1	0.78mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	0.82mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	0.90mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	1d	1	1.01mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	1.02mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	16d	1	1.04mi

Listing history 17 events

1. 2026-06-18
   days on market $119,900 Active 96 DOM
2. 2026-06-17
   days on market $119,900 Active 95 DOM
3. 2026-06-16
   days on market $119,900 Active 94 DOM
4. 2026-06-15
   days on market $119,900 Active 93 DOM
5. 2026-06-13
   days on market $119,900 Active 91 DOM
6. 2026-06-13
   days on market $119,900 Active 90 DOM
7. 2026-06-10
   days on market $119,900 Active 88 DOM
8. 2026-06-09
   days on market $119,900 Active 87 DOM
9. 2026-06-08
   days on market $119,900 Active 86 DOM
10. 2026-06-07
    days on market $119,900 Active 85 DOM
11. 2026-06-03
    days on market $119,900 Active 81 DOM
12. 2026-06-02
    days on market $119,900 Active 80 DOM
13. 2026-06-01
    days on market $119,900 Active 79 DOM
14. 2026-05-31
    days on market $119,900 Active 78 DOM
15. 2026-03-14
    listed $119,900 Active 904-char remark

    Show marketing remark (904 chars)

    Investment opportunity in Niagara Falls featuring two structures on one lot located near Seneca Niagara Resort & Casino and Niagara Falls State Park. The front building is a two-family home with upper and lower units, each offering two bedrooms. The rear structure is believed to contain four bedrooms, providing additional space and potential for renovation. Both buildings require rehabilitation, offering a value-add opportunity for buyers looking to restore and improve the property. The presence of two structures on the lot creates additional possibilities for renovation and future use. Situated near local attractions, restaurants, and entertainment, the property also offers convenient access to the Robert Moses Parkway and surrounding areas. The adjacent property at 364 9th St may be available as part of a package purchase, presenting a potential multi-property investment opportunity.

16. 2023-10-26
    soldstatus $53,000
17. 2004-09-23
    soldstatus $48,000

ⓘ 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: $3,335 · $278/mo
• Projected year-2 tax: $3,335 · $278/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,182
• − Mortgage interest: −$6,716
• − Property taxes: −$3,335
• − Insurance: −$600
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,488
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,024/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): 6,156
• Household income: $45,646
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 230.0

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 0.68)
• Race & ethnicity: White 53% Two or more races 18% Hispanic / Latino 15% Black 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 1%
• Foreign-born: 3%
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 3% 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: ▼ -5.37%
• Current HPI: 311.8094
• 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

+149.8% since first listed

3 events — show timeline

• 2026-03-14 Listed $119,900 WNYREIS
• 2023-10-26 Sold (Public Records) $53,000 Public Records
• 2004-09-23 Sold (Public Records) $48,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,335 · +19.3% YoY. Source: county tax records.