752 Spruce Ave · Niagara Falls, NY 14301

$100,000

2 bd · 1.0 ba · 734 sqft · SingleFamily public records · 7 Days on market

Built 1918 3,120 sqft lot

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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 +26.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 752 Spruce Ave Niagara Falls. This 2 bedroom 1.5 bath offers an open concept living room, dining room. Beautiful original wood work is seen through out. Concrete driveway with large garage, ideal for plenty of storage. Located on a dead end street, this house is located close to hospitals, shopping, the casino and the falls. Offers due by 6/17 11am

Key facts

• Large garage
• Close to hospitals
• Dead end street

Tags

• OPEN CONCEPT LIVING ROOM
• ORIGINAL WOOD WORK
• CONCRETE DRIVEWAY
• LARGE GARAGE
• DEAD END STREET
• CLOSE TO HOSPITALS

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water – connected; Sewer connected
• Home design: Single-story existing structure
• Construction: Vinyl siding; Block foundation
• Exterior features: Concrete driveway; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 30 x 104

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Bedrooms: Total of 5 rooms (includes living and laundry areas); Basement present (full)
• Flooring: Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal living room; Living/dining room
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.3% vs local median 7.7% in Niagara Falls — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $49,912
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
636 Elmwood Ave	0.15mi	2/1.0	705 (-4%)	1mo	$48,000	$68	86
1336 Elmwood Ave	0.37mi	2/1.0	804 (+10%)	17mo	$50,000	$62	53
1130 Michigan Ave	0.55mi	2/1.0	800 (+9%)	21mo	$23,000	$29	42
412 6th St	0.62mi	3/1.0 (+1)	812 (+11%)	14mo	$70,000	$86	36
438 7th St	0.55mi	3/1.0 (+1)	840 (+14%)	12mo	$65,000	$77	36
1610 Walnut Ave	0.59mi	3/1.0 (+1)	840 (+14%)	24mo	$30,000	$36	23

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: 34.4%
• Equity multiple: 3.73×
• Total profit: $76,569
• Equity at exit: $90,088

10-year hold

• IRR: 31.4%
• Equity multiple: 9.16×
• Total profit: $228,558
• Equity at exit: $194,278

Cash invested: $28,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$524
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $249

Break-even live

Break-even rent $869

Max offer price $100,000

Occupancy floor 74%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	17d	1	0.45mi
530 Main St Unit 14 Niagara Falls, NY	1.0	1.0	650	$1,050	$1.62	24d	1	0.54mi
463 3rd St Unit 6 Niagara Falls, NY	1.0	1.0	600	$1,250	$2.08	44d	1	0.61mi
463 3rd St Unit 5 Niagara Falls, NY	1.0	1.0	600	$2,000	$3.33	24d	1	0.61mi
616 Niagara St Niagara Falls, NY	1.0	1.0	750	$1,288	$1.72	2d	1	0.64mi
460 3rd St Niagara Falls, NY	1.0	1.0	725	$1,212	$1.67	2d	1	0.64mi
714 Buffalo Ave Apt 5 Niagara Falls, NY	1.0	1.0	528	$850	$1.61	3d	1	1.05mi

Listing history 7 events

1. 2026-06-18
   days on market $100,000 Active 7 DOM
2. 2026-06-17
   days on market $100,000 Active 6 DOM
3. 2026-06-16
   days on market $100,000 Active 5 DOM
4. 2026-06-15
   days on market $100,000 Active 4 DOM
5. 2026-06-13
   days on market $100,000 Active 2 DOM
6. 2026-06-13
   remarks 361-char remark
7. 2026-06-13
   listed $100,000 Active 1 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: $1,445 · $120/mo
• Projected year-2 tax: $1,567 · $131/mo
• Expected delta: +$123/yr (+$10/mo · 8.5%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,204
• − Mortgage interest: −$5,602
• − Property taxes: −$1,445
• − Insurance: −$500
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,909
• Taxable income: $1,476
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $2,629/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

+300.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $100,000 WNYREIS
• 2000-03-28 Sold (Public Records) $25,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,445 · +27.5% YoY. Source: county tax records.