541 16th St · Niagara Falls, NY 14301

$82,000

3 bd · 2.0 ba · 1,936 sqft · MultiFamily public records · 180 Days on market

Built 1925 Fair condition 4,356 sqft lot $42/sqft · 54% below area

---

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
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

2- unit brick and vinyl sided property within walking steps to Pine Avenue, dining, shopping, Metro. Lower unit is empty and needs TLC as former tenant let his dogs wreak havoc while he was at work. Upper is a 1 bedroom, newly painted and carpeted with bonus sunroom. Current rent is $850.

Key facts

• Metro
• Bonus sunroom
• Shopping

Tags

• BRICK AND VINYL SIDED
• WALKING STEPS TO PINE AVENUE
• DINING
• SHOPPING
• METRO
• BONUS SUNROOM

What this means for you Summary

Snapshot

• This is a 1×3bd/2.0ba + 1×1bd/1.0ba units multifamily listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $527/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 8.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Bloneva Bond Primary School (math 2% / reading 17%, grade F, #2,075 of 2,108 statewide, top 99%, 403 students, 82% FRL); Gaskill Preparatory School (math 10% / reading 22%, grade F, #702 of 729 statewide, top 96%, 500 students, 78% FRL); Niagara Falls High School (math 75% / reading 92%, grade A, #409 of 1,100 statewide, top 39%, 2,139 students, 71% FRL).
• Market conditions: Rents rising fast (+8.8%/yr); 256 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($567 loan paydown + $8k 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 $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $39k; list at $82k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 2.75% ✓
• Cap rate: 21.72%
• Cash-on-cash: 55.09%
• DSCR: 3.45
• GRM: 3.0

CMA / ARV

• ARV (median comp): $176,616
• List price: $82,000
• Delta: -53.57%
• 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
346 Portage Rd	0.32mi	3/2.0	1,940 (+0%)	7mo	$142,500	$73	79
2204 Woodlawn Ave	0.56mi	4/2.0 (+1)	1,932 (-0%)	2mo	$48,355	$25	67
429 18th St	0.25mi	4/2.0 (+1)	1,728 (-11%)	1mo	$116,500	$67	64
609 24th St	0.49mi	4/2.0 (+1)	2,000 (+3%)	7mo	$140,000	$70	60
2459 La Salle Ave	0.75mi	4/2.0 (+1)	1,920 (-1%)	5mo	$160,000	$83	55
2219 Cudaback Ave	0.61mi	4/2.0 (+1)	2,000 (+3%)	11mo	$80,000	$40	52
1623 Linwood Ave	0.74mi	4/2.0 (+1)	1,994 (+3%)	6mo	$100,000	$50	50
2615 Ferry Ave	0.65mi	4/2.0 (+1)	1,848 (-4%)	9mo	$115,000	$62	50
1968 Cudaback Ave	0.55mi	4/3.0 (+1)	1,848 (-4%)	11mo	$20,000	$11	48
1535 Pierce Ave	0.62mi	4/2.0 (+1)	1,724 (-11%)	6mo	$35,000	$20	43
2455 La Salle Ave	0.74mi	4/2.0 (+1)	2,152 (+11%)	6mo	$112,000	$52	37
2409 La Salle Ave	0.67mi	4/2.0 (+1)	2,154 (+11%)	10mo	$185,000	$86	37

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: 72.3%
• Equity multiple: 6.39×
• Total profit: $123,828
• Equity at exit: $73,872

10-year hold

• IRR: 68.2%
• Equity multiple: 15.88×
• Total profit: $341,622
• Equity at exit: $159,308

Cash invested: $22,960 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 23 under contract
• Months of supply: 9.3 mo (11%/mo absorbed)
• Median asking: $114,900 ($63/sqft)
• Median days on market: 53 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +44.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 256
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,253 high
• Mortgage (P&I): −$430
• Tax from tax record: −$262 /mo · $3,140/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $1,054

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,220
1× unit	1	1	$1,033
Total (2 units)			$2,253

Break-even live

Break-even rent $919

Max offer price $82,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,100	-5% $1,077	+0% $1,054	+5% $1,031	+10% $1,008
Rent	-10% $876	-5% $965	+0% $1,054	+5% $1,143	+10% $1,232
Rate	-1.0pp $1,095	-0.5pp $1,075	base $1,054	+0.5pp $1,033	+1.0pp $1,011

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: $20,500
• Closing costs: $2,460
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 Ferry Ave Apt 3 Niagara Falls, NY	1.0	1.0	800	$695	$0.87	7d	1	0.10mi
547 19th St Niagara Falls, NY	1.0	1.0	4783	$900	$0.19	98d	1	0.17mi
512 20th St Unit 5 Niagara Falls, NY	2.0	1.0	—	$850	—	139d	1	0.22mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$900	$1.20	82d	1	0.23mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	139d	1	0.27mi
1192 Haeberle Ave Niagara Falls, NY	2.0	1.0	920	$1,300	$1.41	82d	1	0.28mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	117d	1	0.33mi
456 12th St Unit 3 Niagara Falls, NY	2.0	1.0	—	$800	—	119d	1	0.35mi
1761 Welch Ave Unit Upper Niagara Falls, NY	2.0	1.0	988	$1,000	$1.01	65d	1	0.37mi
1793 Welch Ave Unit Upper Niagara Falls, NY	2.0	1.0	802	$1,000	$1.25	93d	1	0.39mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	139d	1	0.42mi
1361 Ashland Ave Unit 1F Niagara Falls, NY	1.0	1.0	3168	$950	$0.30	119d	1	0.43mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	110d	1	0.43mi
1533 La Salle Ave Unit Lower Niagara Falls, NY	2.0	1.0	748	$1,100	$1.47	78d	1	0.47mi
1533 La Salle Ave Unit Upper Niagara Falls, NY	2.0	1.0	748	$975	$1.30	10d	1	0.47mi
2405 Grand Ave Unit Upper Niagara Falls, NY	2.0	1.0	770	$800	$1.04	78d	1	0.48mi
455 24th St Unit 2 Niagara Falls, NY	2.0	1.0	850	$1,200	$1.41	82d	1	0.51mi
1553 Whitney Ave Niagara Falls, NY	2.0	1.0	2447	$1,100	$0.45	7d	1	0.52mi
487 25th St Niagara Falls, NY	2.0	1.0	—	$975	—	65d	1	0.56mi
2509 Ferry Ave Unit 2 Niagara Falls, NY	1.0	1.0	—	$750	—	99d	1	0.56mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	139d	1	0.56mi
700 Pine Ave Unit 1 Niagara Falls, NY	1.0	1.0	1075	$1,075	$1.00	107d	1	0.63mi
1348 Pierce Ave #2 Niagara Falls, NY	2.0	1.0	3216	$900	$0.28	10d	1	0.64mi
616 7th St Niagara Falls, NY	2.0	1.0	798	$1,150	$1.44	10d	1	0.64mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	63d	1	0.64mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	119d	1	0.64mi
616 Niagara St Niagara Falls, NY	1.0–2.0	1.0–1.5	812	$1,100	$1.35	0d	2	0.69mi
510 6th St Unit 3 Niagara Falls, NY	1.0	1.0	950	$900	$0.95	139d	1	0.71mi
2498 Woodlawn Ave Niagara Falls, NY	2.0	1.0	720	$1,150	$1.60	58d	1	0.76mi
631 Elmwood Ave Unit Front Upper Niagara Falls, NY	1.0	1.0	684	$1,000	$1.46	10d	1	0.77mi
2902 Pine Ave Unit 1B Niagara Falls, NY	—	1.0	650	$1,400	$2.15	75d	1	0.78mi
2725 Niagara St Unit 3 Niagara Falls, NY	1.0	1.0	—	$1,000	—	113d	1	0.79mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	99d	1	0.82mi
2743 Niagara St Unit 2 Niagara Falls, NY	2.0	1.0	—	$1,050	—	139d	1	0.82mi
1811 Weston Ave Unit 1 Niagara Falls, NY	2.0	1.0	—	$1,050	—	10d	1	0.84mi
1811 Weston Ave Unit 3 Niagara Falls, NY	—	1.0	—	$850	—	10d	1	0.84mi
463 3rd St Unit 6 Niagara Falls, NY	1.0	1.0	600	$1,250	$2.08	139d	1	0.88mi
463 3rd St Unit 5 Niagara Falls, NY	1.0	1.0	600	$2,000	$3.33	119d	1	0.88mi
530 Main St Unit 14 Niagara Falls, NY	1.0	1.0	650	$1,050	$1.62	119d	1	0.90mi
720 Buffalo Ave Unit 3 Niagara Falls, NY	2.0	1.0	1000	$1,650	$1.65	10d	1	0.90mi

Listing history 50 events

1. 2026-09-24
   days on market $82,000 Active 180 DOM
2. 2026-09-23
   days on market $82,000 Active 179 DOM
3. 2026-09-22
   days on market $82,000 Active 178 DOM
4. 2026-09-21
   days on market $82,000 Active 177 DOM
5. 2026-09-20
   days on market $82,000 Active 176 DOM
6. 2026-09-19
   days on market $82,000 Active 175 DOM
7. 2026-09-18
   days on market $82,000 Active 174 DOM
8. 2026-09-17
   days on market $82,000 Active 173 DOM
9. 2026-09-16
   days on market $82,000 Active 172 DOM
10. 2026-09-15
    days on market $82,000 Active 171 DOM
11. 2026-09-14
    days on market $82,000 Active 170 DOM
12. 2026-09-13
    days on market $82,000 Active 169 DOM
13. 2026-09-12
    days on market $82,000 Active 168 DOM
14. 2026-09-11
    days on market $82,000 Active 167 DOM
15. 2026-09-05
    days on market $82,000 Active 161 DOM
16. 2026-09-04
    days on market $82,000 Active 160 DOM
17. 2026-09-03
    days on market $82,000 Active 159 DOM
18. 2026-08-31
    days on market $82,000 Active 156 DOM
19. 2026-08-29
    days on market $82,000 Active 154 DOM
20. 2026-08-28
    days on market $82,000 Active 153 DOM
21. 2026-08-27
    days on market $82,000 Active 152 DOM
22. 2026-08-25
    days on market $82,000 Active 150 DOM
23. 2026-08-24
    days on market $82,000 Active 149 DOM
24. 2026-08-23
    days on market $82,000 Active 148 DOM
25. 2026-08-22
    days on market $82,000 Active 147 DOM
26. 2026-08-21
    days on market $82,000 Active 146 DOM
27. 2026-08-20
    days on market $82,000 Active 145 DOM
28. 2026-08-19
    days on market $82,000 Active 144 DOM
29. 2026-08-18
    days on market $82,000 Active 143 DOM
30. 2026-08-17
    days on market $82,000 Active 142 DOM
31. 2026-08-16
    days on market $82,000 Active 141 DOM
32. 2026-08-15
    days on market $82,000 Active 140 DOM
33. 2026-08-14
    days on market $82,000 Active 139 DOM
34. 2026-08-13
    days on market $82,000 Active 138 DOM
35. 2026-08-12
    days on market $82,000 Active 137 DOM
36. 2026-08-11
    days on market $82,000 Active 136 DOM
37. 2026-08-10
    days on market $82,000 Active 135 DOM
38. 2026-08-09
    days on market $82,000 Active 134 DOM
39. 2026-08-08
    days on market $82,000 Active 133 DOM
40. 2026-08-07
    days on market $82,000 Active 132 DOM
41. 2026-08-06
    days on market $82,000 Active 131 DOM
42. 2026-08-05
    days on market $82,000 Active 130 DOM
43. 2026-08-04
    days on market $82,000 Active 129 DOM
44. 2026-08-03
    days on market $82,000 Active 128 DOM
45. 2026-07-31
    days on market $82,000 Active 125 DOM
46. 2026-07-30
    days on market $82,000 Active 124 DOM
47. 2026-07-30
    days on market $82,000 Active 123 DOM
48. 2026-07-28
    days on market $82,000 Active 122 DOM
49. 2026-07-26
    days on market $82,000 Active 120 DOM
50. 2026-07-24
    days on market $82,000 Active 118 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: $3,140 · $262/mo
• Projected year-2 tax: $3,140 · $262/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: $27,036
• − Mortgage interest: −$4,593
• − Property taxes: −$3,140
• − Insurance: −$410
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − Depreciation: −$2,385
• Taxable income: $12,181
• Est. tax owed @ 24.0%: −$2,924
• After-tax cash flow: $9,725/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $48,400–$87,120 screening

This 2-unit property requires significant repairs and maintenance, particularly on the lower unit, to improve its condition and value. The upper unit is in better condition but still needs some updates.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be old and possibly leaking, as evidenced by the wet spots on the ground.
• Major Windows (windows) — The windows seem to be old and possibly in need of replacement, as they appear to be in poor condition.
• Major Electrical (electrical) — The electrical panel appears to be old and possibly in need of replacement, as it is not visible and the house is in need of major repairs.
• Major Plumbing (plumbing) — The plumbing appears to be old and possibly in need of replacement, as the house is in need of major repairs.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition, with peeling paint and possibly structural issues.

Repairs flagged

• Major Lower unit exterior — Significant wear and tear on the exterior of the lower unit.
• Major Lower unit roof — The roof appears aged and may need replacement.
• Major Lower unit windows — Windows may need replacement or caulking to prevent water infiltration.
• Major Lower unit flooring — The lower unit is described as needing TLC, implying significant damage to the flooring.

Value-add opportunities

• Resale Paint the exterior of the lower unit — Fresh paint can significantly improve the curb appeal and resale value. ↑
• Resale Replace the lower unit roof — A new roof will address a major issue and improve the home's overall condition. ↑
• Resale Replace lower unit windows — New windows will improve energy efficiency and the home's overall appearance. ↑
• Rental Repair lower unit flooring — A functional and safe floor will attract tenants and improve the rental experience. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Bloneva Bond Primary School F NY #2,075/2,108 Nat'l #39,071/41,679 Middle Gaskill Preparatory School F NY #702/729 Nat'l #12,486/14,009 High Niagara Falls High School A NY #409/1,100 Nat'l #817/17,239

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

C Composite livability gradescore 60/100

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 · 204,149 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: 16% of renters

---

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

+142.9% since first listed

25 events — show timeline

• 2026-03-28 Listed $85,000 WNYREIS
• 2025-12-09 Listing Removed — WNYREIS
• 2025-10-27 Price Changed $145,000 WNYREIS
• 2025-10-03 Price Changed $149,900 WNYREIS
• 2025-09-16 Price Changed $150,000 WNYREIS
• 2025-09-09 Listed $155,000 WNYREIS
• 2025-05-29 Listing Removed — WNYREIS
• 2025-05-25 Price Changed $132,000 WNYREIS
• 2025-05-08 Relisted — WNYREIS
• 2025-04-14 Listed $133,000 WNYREIS
• 2018-06-06 Sold (MLS) $39,000 WNYREIS
• 2018-03-17 Pending — WNYREIS
• 2018-03-07 Relisted — WNYREIS
• 2018-02-20 Pending — WNYREIS
• 2018-02-15 Price Changed $44,000 WNYREIS
• 2018-02-02 Price Changed $47,000 WNYREIS
• 2018-01-18 Listed $49,000 WNYREIS
• 2017-12-11 Listing Removed — WNYREIS
• 2017-06-29 Price Changed $44,000 WNYREIS
• 2017-06-22 Price Changed $48,000 WNYREIS
• 2017-03-06 Price Changed $50,500 WNYREIS
• 2017-01-18 Listed $54,900 WNYREIS
• 2012-08-01 Sold (Public Records) $28,000 Public Records
• 2012-08-01 Sold (Public Records) $28,000 Public Records
• 1998-08-27 Sold (Public Records) $35,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,140 · +11.4% YoY. Source: county tax records.