1117 13th St · Niagara Falls, NY 14301

$67,900

3 bd · 1.5 ba · 764 sqft · SingleFamily public records · 8 Days on market

Built 1900 3,898 sqft lot Est $52k · 31% over

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Why this score? — see what drove the B 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
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Newly renovated home. New windows, new bathroom, new carpets and vinyl flooring. High ceilings and light fittings. Some new kitchen cabinets , new counter top and sink. Updated electrical panel. Large solid basement. Detached garage that opens out into the large backyard making for extra parking.

Key facts

• Fresh paint
• Newer flooring
• Newer windows

Tags

• NEWER LOWER KITCHEN CABINETS
• NEWER WINDOWS
• UPDATED BATHROOM
• UPDATED ELECTRIC SERVICE
• FRESH PAINT
• NEWER FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 14.5% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($469 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900

Questions for the listing agent

1. Built in 1900 — 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: 1.86% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.27%
• DSCR: 2.30
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $51,952
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1336 Elmwood Ave	0.10mi	2/1.0 (-1)	804 (+5%)	17mo	$50,000	$62	66
636 Elmwood Ave	0.45mi	2/1.0 (-1)	705 (-8%)	1mo	$48,000	$68	58
1130 Michigan Ave	0.36mi	2/1.0 (-1)	800 (+5%)	21mo	$23,000	$29	51
1102 22nd St	0.52mi	2/1.5 (-1)	720 (-6%)	16mo	$87,000	$121	48
507 19th St	0.68mi	2/1.0 (-1)	800 (+5%)	12mo	$16,900	$21	43
1715 North Ave	0.74mi	2/1.0 (-1)	748 (-2%)	17mo	$56,000	$75	41
1610 Walnut Ave	0.47mi	3/1.0	840 (+10%)	24mo	$30,000	$36	40
1364 North Ave	0.71mi	2/1.0 (-1)	805 (+5%)	14mo	$74,900	$93	39
2016 Ferry Ave	0.74mi	2/1.0 (-1)	720 (-6%)	18mo	$65,000	$90	34

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: 49.8%
• Equity multiple: 4.85×
• Total profit: $73,254
• Equity at exit: $61,170

10-year hold

• IRR: 45.8%
• Equity multiple: 12.00×
• Total profit: $209,167
• Equity at exit: $131,915

Cash invested: $19,012 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$356
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $464

Break-even live

Break-even rent $677

Max offer price $67,900

Occupancy floor 58%

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	0.27mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	16d	1	0.44mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	0.47mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	23d	1	0.59mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	1d	1	0.71mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	1d	1	0.71mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	0.73mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	43d	1	0.81mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	0.83mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	16d	1	0.91mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	14d	1	0.95mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	43d	1	0.96mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	1d	1	0.98mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	1.08mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	10d	1	1.21mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	1.44mi

Listing history 7 events

1. 2026-03-18
   status Pending
2. 2026-03-10
   listed $67,900 Active
3. 2025-12-01
   soldstatus $79,900 Closed 297-char remark

   Show marketing remark (297 chars)

   Newly renovated home. New windows, new bathroom, new carpets and vinyl flooring. High ceilings and light fittings. Some new kitchen cabinets , new counter top and sink. Updated electrical panel. Large solid basement. Detached garage that opens out into the large backyard making for extra parking.

4. 2025-11-07
   status Pending 297-char remark

   Show marketing remark (297 chars)

   Newly renovated home. New windows, new bathroom, new carpets and vinyl flooring. High ceilings and light fittings. Some new kitchen cabinets , new counter top and sink. Updated electrical panel. Large solid basement. Detached garage that opens out into the large backyard making for extra parking.

5. 2025-10-10
   price $79,900 297-char remark

   Show marketing remark (297 chars)

   Newly renovated home. New windows, new bathroom, new carpets and vinyl flooring. High ceilings and light fittings. Some new kitchen cabinets , new counter top and sink. Updated electrical panel. Large solid basement. Detached garage that opens out into the large backyard making for extra parking.

6. 2025-09-15
   listed $85,000 Active 297-char remark

   Show marketing remark (297 chars)

   Newly renovated home. New windows, new bathroom, new carpets and vinyl flooring. High ceilings and light fittings. Some new kitchen cabinets , new counter top and sink. Updated electrical panel. Large solid basement. Detached garage that opens out into the large backyard making for extra parking.

7. 2004-10-26
   soldstatus $19,000

ⓘ 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: $1,808 · $151/mo
• Projected year-2 tax: $1,808 · $151/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 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: $15,171
• − Mortgage interest: −$3,803
• − Property taxes: −$1,808
• − Insurance: −$340
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$1,975
• Taxable income: $4,817
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $4,408/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

+257.4% since first listed

7 events — show timeline

• 2026-03-18 Pending — WNYREIS
• 2026-03-10 Listed $67,900 WNYREIS
• 2025-12-01 Sold (MLS) $79,900 WNYREIS
• 2025-11-07 Pending — WNYREIS
• 2025-10-10 Price Changed $79,900 WNYREIS
• 2025-09-15 Listed $85,000 WNYREIS
• 2004-10-26 Sold (Public Records) $19,000 Public Records

Property tax history

-8.4%/yr

Latest (2025): $1,808 · -11.1% YoY. Source: county tax records.