1225 N Military Rd · Niagara Falls, NY 14304

$129,900

3 bd · 1.5 ba · 1,124 sqft · SingleFamily public records · 15 Days on market

Built 1920 4,561 sqft lot $116/sqft · 36% below area Est $203k · 36% 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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +5.9/10.0
• 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

Do you have some love to give? This home may be perfect for you! Tons of equity waiting to be tapped into. This three bedroom, 1.5 bath cape is calling your name! Hardwood floors throughout, first floor bedroom, mudroom and more. Large kitchen with tons of cabinet and counter space. Newer furnace (18), central air (21), glassblock windows, electrical, to name a few. Bring your toolbox, paint brush and imagination! So much potential, so many incentives, at an affordable price! Perfect for owner occupant or investor.

Key facts

• Newer furnace
• Large kitchen
• Mudroom

Tags

• HARDWOOD FLOORS
• FIRST FLOOR BEDROOM
• MUDROOM
• LARGE KITCHEN
• CABINET AND COUNTER SPACE
• NEWER FURNACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: One story; Resale property; Asphalt roof
• Construction: Aluminum siding; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Patio; Shed(s) / storage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedroom on main level; One main-level bedroom; Two additional bedrooms on second floor; One additional bedroom on first floor
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Natural woodwork; Varied flooring
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% 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: 144 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

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 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $83k; list at $130k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.20% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 6.9

CMA / ARV

• ARV (median comp): $202,833
• List price: $129,900
• Delta: -35.96%
• 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
8235 Laughlin Dr	0.33mi	3/1.0	1,115 (-1%)	4mo	$160,000	$143	78
1122 91st St	0.40mi	3/1.5	1,160 (+3%)	3mo	$187,000	$161	74
1041 92nd St	0.51mi	3/1.0	1,130 (+0%)	1mo	$200,000	$177	72
936 92nd St	0.52mi	4/1.5 (+1)	1,124 (0%)	1mo	$175,000	$156	70
618 82nd St	0.32mi	4/1.0 (+1)	1,152 (+2%)	6mo	$180,000	$156	69
502 81st St	0.50mi	3/1.0	1,194 (+6%)	1mo	$185,000	$155	64
1296 93rd St	0.53mi	3/1.5	1,198 (+7%)	5mo	$260,000	$217	60
1236 96th St	0.72mi	3/1.5	1,092 (-3%)	4mo	$228,000	$209	58
656 78th St	0.49mi	2/2.0 (-1)	1,040 (-8%)	3mo	$156,000	$150	55
550 78th St	0.56mi	4/1.0 (+1)	1,200 (+7%)	1mo	$175,000	$146	54
484 81st St	0.53mi	3/1.0	1,012 (-10%)	5mo	$147,000	$145	52
8113 Frontier Ave	0.67mi	3/1.0	1,050 (-7%)	6mo	$180,200	$172	51

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-12,575
• Equity at exit: $19,369

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $381
• 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 14304

• Active inventory: 144
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$681
• Tax from tax record: −$370 /mo · $4,436/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $131

Break-even live

Break-even rent $1,399

Max offer price $129,900

Occupancy floor 87%

Sensitivity live

Price	-10% $204	-5% $167	+0% $131	+5% $94	+10% $57
Rent	-10% $7	-5% $69	+0% $131	+5% $192	+10% $254
Rate	-1.0pp $196	-0.5pp $164	base $131	+0.5pp $97	+1.0pp $63

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8833 Pear Ave Niagara Falls, NY	2.0	1.0	1096	$1,700	$1.55	2d	1	0.32mi
8520 Munson Ave Niagara Falls, NY	3.0	1.0	1216	$2,200	$1.81	18d	1	0.57mi
51 S 86th St Unit 11B Niagara Falls, NY	2.0	1.0	720	$1,100	$1.53	3d	1	0.93mi
8405 Buffalo Ave Niagara Falls, NY	2.0	1.0	706	$850	$1.20	12d	1	0.93mi
730 66th St Niagara Falls, NY	2.0	1.0	748	$963	$1.29	2d	1	1.14mi
7328 Buffalo Ave Unit 3 Niagara Falls, NY	2.0	1.0	800	$990	$1.24	44d	1	1.25mi
1735 Caravelle Dr Niagara Falls, NY	2.0	1.0	740	$891	$1.20	2d	1	1.25mi

Listing history 8 events

1. 2026-05-12
   status Pending 520-char remark
2. 2026-04-27
   listed $129,900 Active 520-char remark
3. 2023-03-13
   historical
4. 2023-03-07
   price $167,900
5. 2023-02-27
   price $179,900
6. 2023-02-23
   price $184,900
7. 2023-02-19
   listed $189,900 Active
8. 2018-07-27
   soldstatus $83,000

ⓘ 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: $4,436 · $370/mo
• Projected year-2 tax: $4,436 · $370/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 · 14 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: $18,770
• − Mortgage interest: −$7,276
• − Property taxes: −$4,436
• − Insurance: −$650
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,779
• Taxable loss: −$374
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,658/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): 29,208
• Household income: $66,660
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 698.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -231.77%
• Current HPI: 280.3295
• 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

+56.5% since first listed

8 events — show timeline

• 2026-05-12 Pending — WNYREIS
• 2026-04-27 Listed $129,900 WNYREIS
• 2023-03-13 Listing Removed — WNYREIS
• 2023-03-07 Price Changed $167,900 WNYREIS
• 2023-02-27 Price Changed $179,900 WNYREIS
• 2023-02-23 Price Changed $184,900 WNYREIS
• 2023-02-19 Listed $189,900 WNYREIS
• 2018-07-27 Sold (Public Records) $83,000 Public Records

Property tax history

+14.1%/yr

Latest (2025): $4,436 · +5.7% YoY. Source: county tax records.