2709 20th St · Niagara Falls, NY 14305

$90,000

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 37 Days on market

Built 1915 3,150 sqft lot $61/sqft · 29% below area Est $127k · 29% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2709 20th Street in Niagara Falls. This 3 bedroom, 1.5 bath home offers a functional layout with plenty of potential for an owner occupant or investor. Features include spacious living and dining areas, full basement, detached garage, and public utilities. Conveniently located near schools, shopping, restaurants, and local amenities with easy access to major routes and downtown Niagara Falls. A great opportunity to add your personal touches and make this home your own.

Key facts

• Full basement
• Functional layout
• Public utilities

Tags

• FUNCTIONAL LAYOUT
• FULL BASEMENT
• DETACHED GARAGE
• PUBLIC UTILITIES
• EASY ACCESS TO MAJOR ROUTES

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity available; Public water connected; Sewer connected
• Home design: 2-story home; Existing condition
• Construction: Block foundation; Block and concrete construction; Vinyl siding; Spray foam insulation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Flooring: Laminate; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Living/dining room; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 142 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 36% 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $55k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.68% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.44%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $127,141
• List price: $90,000
• Delta: -29.21%
• 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
1329 Niagara Ave	0.53mi	3/1.0	1,540 (+4%)	2mo	$85,000	$55	68
1852 Ontario Ave	0.29mi	3/1.0	1,273 (-14%)	3mo	$85,000	$67	60
1868 Niagara Ave	0.36mi	4/1.0 (+1)	1,360 (-8%)	5mo	$68,000	$50	60
2456 South Ave	0.58mi	3/1.0	1,380 (-7%)	2mo	$120,000	$87	60
2233 South Ave	0.52mi	3/2.5	1,553 (+5%)	3mo	$155,000	$100	60
2434 Weston Ave	0.60mi	3/1.0	1,400 (-6%)	4mo	$170,000	$121	59
2915 Porter Rd	0.72mi	4/1.5 (+1)	1,484 (0%)	1mo	$171,720	$116	59
1870 South Ave	0.48mi	3/1.0	1,320 (-11%)	0mo	$116,000	$88	59
1307 Niagara Ave	0.55mi	4/1.5 (+1)	1,536 (+4%)	3mo	$95,000	$62	59
1317 Niagara Ave	0.55mi	2/2.0 (-1)	1,310 (-12%)	1mo	$28,000	$21	45
1307 Michigan Ave	0.73mi	3/1.5	1,330 (-10%)	4mo	$41,000	$31	43
1739 Lockport St	0.73mi	4/2.0 (+1)	1,598 (+8%)	4mo	$120,000	$75	41

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $20,812
• Equity at exit: $13,419

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $63,796
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$472
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $555

Break-even live

Break-even rent $811

Max offer price $90,000

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	1d	1	0.32mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	1d	1	0.32mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	16d	1	0.61mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	1d	1	0.70mi
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	0.83mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	43d	1	0.84mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	0.88mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	1.02mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	16d	1	1.02mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	3d	1	1.10mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	1.10mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	1.17mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	1.34mi

Listing history 27 events

1. 2026-06-18
   days on market $90,000 Active 37 DOM
2. 2026-06-17
   days on market $90,000 Active 36 DOM
3. 2026-06-16
   days on market $90,000 Active 35 DOM
4. 2026-06-15
   price $90,000 Active 34 DOM
5. 2026-06-15
   days on market $115,000 Active 34 DOM
6. 2026-06-13
   days on market $115,000 Active 32 DOM
7. 2026-06-13
   days on market $115,000 Active 31 DOM
8. 2026-06-10
   days on market $115,000 Active 29 DOM
9. 2026-06-09
   days on market $115,000 Active 28 DOM
10. 2026-06-08
    days on market $115,000 Active 27 DOM
11. 2026-06-07
    days on market $115,000 Active 26 DOM
12. 2026-06-03
    days on market $115,000 Active 22 DOM
13. 2026-06-02
    days on market $115,000 Active 21 DOM
14. 2026-06-01
    days on market $115,000 Active 20 DOM
15. 2026-05-31
    days on market $115,000 Active 19 DOM
16. 2026-05-12
    listed $145,000 Active 484-char remark
17. 2022-06-01
    historical
18. 2022-04-18
    price $134,500
19. 2022-04-14
    listed $134,900 Active
20. 2021-08-26
    status Pending Sale
21. 2021-08-23
    status Under Contract- Do Not Show
22. 2021-08-23
    historical
23. 2021-08-19
    price $44,000
24. 2021-08-17
    price $49,500
25. 2021-08-15
    price $59,000
26. 2021-08-14
    price $69,000
27. 2021-08-13
    listed $85,000 Active

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $1,573 · $131/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $18,163
• − Mortgage interest: −$5,041
• − Property taxes: −$1,573
• − Insurance: −$450
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$2,618
• Taxable income: $5,575
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $5,325/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

+5.9% since first listed

15 events — show timeline

• 2026-06-15 Price Changed $90,000 WNYREIS
• 2026-05-29 Price Changed $115,000 WNYREIS
• 2026-05-26 Price Changed $138,000 WNYREIS
• 2026-05-12 Listed $145,000 WNYREIS
• 2022-06-01 Listing Removed — WNYREIS
• 2022-04-18 Price Changed $134,500 WNYREIS
• 2022-04-14 Listed $134,900 WNYREIS
• 2021-08-26 Pending — WNYREIS
• 2021-08-23 Pending — WNYREIS
• 2021-08-23 Listing Removed — WNYREIS
• 2021-08-19 Price Changed $44,000 WNYREIS
• 2021-08-17 Price Changed $49,500 WNYREIS
• 2021-08-15 Price Changed $59,000 WNYREIS
• 2021-08-14 Price Changed $69,000 WNYREIS
• 2021-08-13 Listed $85,000 WNYREIS

Property tax history

+9.9%/yr

Latest (2025): $1,573 · +12.9% YoY. Source: county tax records.