2215 South Ave · Niagara Falls, NY 14305

$129,900

3 bd · 2.0 ba · 1,334 sqft · SingleFamily public records · 33 Days on market

Built 1920 4,945 sqft lot Est $117k · 11% over

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Why this score? — see what drove the D- 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 +14.4/30.0
• 1% rule +6.1/10.0
• DSCR +4.4/10.0
• Livability +3.0/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious three-bedroom home in the heart of Niagara Falls offering a functional layout and plenty of potential. The first floor features a large living room, formal dining room, and an eat-in kitchen, creating comfortable everyday living and entertaining space. Upstairs, you’ll find three well-sized bedrooms and a full bathroom. A full attic and basement provide abundant storage and additional possibilities for future use or customization. Outside, enjoy both front and rear porches along with a generously sized yard perfect for relaxing, gardening, or outdoor activities. The detached garage adds extra convenience and storage space. With a few finishing touches, this pr

Key facts

• Formal dining room
• Front porch
• Large living room

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• FULL ATTIC
• FULL BASEMENT
• FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2-story existing home; Resale property
• Construction: Vinyl siding; Poured and stone foundation
• Exterior features: Blacktop driveway; Dirt driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 43 x 115

Interior

• Kitchen: Gas water heater
• Bedrooms: Total rooms: 6
• Flooring: Hardwood flooring; Laminate flooring; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Window air conditioning units
• Interior features: Separate/formal living room; Additional living space (family room); Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $26 ($313/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% 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: 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: Hyde Park School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 505 students, 81% 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: 142 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% of the median local income ($51k/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 $898 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 33 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 9 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 $1k; list at $130k implies a 9179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.11% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $117,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1870 South Ave	0.09mi	3/1.0	1,320 (-1%)	0mo	$116,000	$88	90
2456 South Ave	0.21mi	3/1.0	1,380 (+3%)	2mo	$120,000	$87	79
2434 Weston Ave	0.17mi	3/1.0	1,400 (+5%)	4mo	$170,000	$121	76
1852 Ontario Ave	0.23mi	3/1.0	1,273 (-5%)	3mo	$85,000	$67	75
1317 Niagara Ave	0.53mi	2/2.0 (-1)	1,310 (-2%)	1mo	$28,000	$21	66
2902 Linwood Ave	0.46mi	3/1.0	1,376 (+3%)	4mo	$180,000	$131	66
749 16th St	0.74mi	3/1.5	1,320 (-1%)	4mo	$117,000	$89	58
1812 Pierce Ave	0.34mi	3/1.0	1,152 (-14%)	0mo	$65,000	$56	57
1327 Willow Ave	0.58mi	3/1.0	1,444 (+8%)	1mo	$40,000	$28	55
2915 Porter Rd	0.45mi	4/1.5 (+1)	1,484 (+11%)	1mo	$171,720	$116	52
1512 Willow Ave	0.46mi	3/1.0	1,148 (-14%)	0mo	$39,300	$34	51
2487 Grand Ave	0.74mi	4/1.5 (+1)	1,188 (-11%)	1mo	$169,900	$143	39

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-19,235
• Equity at exit: $19,369

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-13,990
• Equity at exit: $11,231

Cash invested: $36,372 (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 14305

• Home prices YoY: -10.9%
• Active inventory: 142
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$681
• Tax from tax record: −$375 /mo · $4,502/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $26

Break-even live

Break-even rent $1,406

Max offer price $129,900

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $63	+0% $26	+5% $-11	+10% $-47
Rent	-10% $-88	-5% $-31	+0% $26	+5% $83	+10% $140
Rate	-1.0pp $92	-0.5pp $59	base $26	+0.5pp $-8	+1.0pp $-42

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	19d	1	0.20mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	3d	1	0.25mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	3d	1	0.25mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	5d	1	0.38mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	45d	1	0.42mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	19d	1	0.55mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	25d	1	0.61mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	23d	1	0.64mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	5d	1	0.73mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	25d	1	0.80mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	3d	1	1.00mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	45d	1	1.18mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	5d	1	1.20mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	45d	1	1.20mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	12d	1	1.22mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	45d	1	1.24mi
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	45d	1	1.25mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	1.31mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	1.38mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	16d	1	1.44mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	3d	1	1.44mi

Listing history 40 events

1. 2026-06-21
   days on market $129,900 Active 33 DOM
2. 2026-06-18
   days on market $129,900 Active 30 DOM
3. 2026-06-17
   days on market $129,900 Active 29 DOM
4. 2026-06-16
   days on market $129,900 Active 28 DOM
5. 2026-06-15
   days on market $129,900 Active 27 DOM
6. 2026-06-13
   days on market $129,900 Active 25 DOM
7. 2026-06-13
   days on market $129,900 Active 24 DOM
8. 2026-06-10
   days on market $129,900 Active 22 DOM
9. 2026-06-09
   days on market $129,900 Active 21 DOM
10. 2026-06-08
    days on market $129,900 Active 20 DOM
11. 2026-06-07
    days on market $129,900 Active 19 DOM
12. 2026-06-03
    days on market $129,900 Active 15 DOM
13. 2026-06-02
    days on market $129,900 Active 14 DOM
14. 2026-06-01
    days on market $129,900 Active 13 DOM
15. 2026-05-31
    days on market $129,900 Active 12 DOM
16. 2026-05-19
    listed $129,900 Active
17. 2026-01-27
    listed $89,900 Active
18. 2025-12-17
    historical
19. 2025-09-17
    listed $89,900 Active
20. 2025-07-23
    historical
21. 2025-07-23
    historical
22. 2025-07-23
    listed $89,900
23. 2025-07-18
    historical
24. 2025-06-04
    listed $89,900 Active
25. 2025-05-18
    historical
26. 2025-05-07
    price $109,000
27. 2025-03-24
    price $115,000
28. 2025-03-17
    listed $215,000 Active
29. 2025-03-13
    historical $1,450
30. 2025-02-19
    listed $1,450
31. 2024-08-05
    soldstatus $1,400 Closed
32. 2024-06-25
    price $126,999
33. 2024-06-14
    price $129,999
34. 2024-05-03
    price $130,000
35. 2024-04-24
    listed $139,000 Active
36. 2022-08-10
    soldstatus $109,000
37. 2022-07-22
    soldstatus $109,000 Closed Sale or Rented
38. 2022-05-07
    status Pending Sale
39. 2022-04-25
    listed $109,000 Active
40. 1996-04-26
    soldstatus $47,000

ⓘ 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: $4,502 · $375/mo
• Projected year-2 tax: $4,502 · $375/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $17,265
• − Mortgage interest: −$7,276
• − Property taxes: −$4,502
• − Insurance: −$650
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,779
• Taxable loss: −$1,704
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $722/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): 16,696
• Household income: $51,004
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1095.0

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 0.63)
• Race & ethnicity: White 55% Black 24% Two or more races 13% Hispanic / Latino 8% Asian 1% Native American 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -43.08%
• Current HPI: 350.8741
• 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

+176.4% since first listed

25 events — show timeline

• 2026-05-19 Listed $129,900 WNYREIS
• 2026-01-27 Listed $89,900 WNYREIS
• 2025-12-17 Listing Removed — WNYREIS
• 2025-09-17 Listed $89,900 WNYREIS
• 2025-07-23 Listed $89,900 WNYREIS
• 2025-07-23 Listing Removed — WNYREIS
• 2025-07-23 Listing Removed — WNYREIS
• 2025-07-18 Listing Removed — WNYREIS
• 2025-06-04 Listed $89,900 WNYREIS
• 2025-05-18 Listing Removed — WNYREIS
• 2025-05-07 Price Changed $109,000 WNYREIS
• 2025-03-24 Price Changed $115,000 WNYREIS
• 2025-03-17 Listed $215,000 WNYREIS
• 2025-03-13 Rental Removed $1,450 WNYREIS
• 2025-02-19 Listed for Rent $1,450 WNYREIS
• 2024-08-05 Sold (MLS) $1,400 WNYREIS
• 2024-06-25 Price Changed $126,999 WNYREIS
• 2024-06-14 Price Changed $129,999 WNYREIS
• 2024-05-03 Price Changed $130,000 WNYREIS
• 2024-04-24 Listed $139,000 WNYREIS
• 2022-08-10 Sold (Public Records) $109,000 Public Records
• 2022-07-22 Sold (MLS) $109,000 WNYREIS
• 2022-05-07 Pending — WNYREIS
• 2022-04-25 Listed $109,000 WNYREIS
• 1996-04-26 Sold (Public Records) $47,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $4,502 · +49.6% YoY. Source: county tax records.