227 Genesee St · Lockport, NY 14094

$99,900

4 bd · 2.0 ba · 2,004 sqft · MultiFamily public records · 44 Days on market

Built 1920 5,227 sqft lot Est $148k · 33% 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
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Don’t miss this opportunity in the heart of Lockport! 227 Genesee St is a two-unit multi-family property offering strong income potential and flexibility for investors or owner-occupants alike. Now fully vacant, this property is ready for immediate occupancy or tenant placement—giving you the ability to set your own rents from day one. Each unit features spacious living areas, well-maintained interiors, and separate utilities, providing added convenience and long-term efficiency. Just minutes from local shops, dining, schools, and public transportation, this property offers both accessibility and consistent rental appeal. Whether you’re expanding your portfolio or getting

Key facts

• Immediate occupancy
• Fully vacant
• 5,227 sq ft lot

Tags

• MULTI-FAMILY PROPERTY
• STRONG INCOME POTENTIAL
• FLEXIBILITY FOR INVESTORS
• FULLY VACANT
• IMMEDIATE OCCUPANCY
• SPACIOUS LIVING AREAS

Property features AI

Finance

• Other: Two total residential units with separate gas and electric meters for each unit
• Financial info: Owner pays water; rent includes water; Operating expenses include insurance, maintenance, and water/sewer

Exterior

• Parking: Two or more parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Existing/resale property
• Construction: Wood siding exterior
• Exterior features: Rectangular lot; Main thoroughfare road frontage

Interior

• Kitchen: Each unit includes an eat-in kitchen
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Tile; Vinyl; Varies by area
• Bathrooms: Each unit has one full bathroom (total of 2 full bathrooms)
• Heating & cooling: Gas forced-air heating
• Interior features: Carpet, tile, vinyl, and varied flooring throughout; Crawl space basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$148,296) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 4.5% in Lockport — 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 76/100 on livability (#232 in NY, #3,669 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute D+, crime F, employment D-.
• Lockport City School District (town): math 44% / reading 49% proficiency, ranked #452 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 357 active listings in the ZIP; solid renter incomes; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/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 $691 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 + 3.7% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $100k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.20% ✓
• Cap rate: 17.26%
• Cash-on-cash: 39.17%
• DSCR: 2.74
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $148,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Locust St	0.05mi	5/3.0 (+1)	2,208 (+10%)	0mo	$20,000	$9	72
107 Spalding St	0.23mi	4/2.0	1,836 (-8%)	6mo	$134,000	$73	70
275 Genesee St	0.09mi	5/2.0 (+1)	1,826 (-9%)	7mo	$100,000	$55	70
35 South St	0.11mi	5/3.0 (+1)	2,070 (+3%)	14mo	$162,000	$78	69
14 Cave St	0.48mi	4/2.0	2,056 (+3%)	11mo	$95,000	$46	65
267 Chestnut St	0.61mi	4/2.0	2,016 (+1%)	9mo	$221,450	$110	63
114 Elmwood Ave	0.34mi	4/3.0	1,764 (-12%)	7mo	$130,000	$74	55
22 Waterman St	0.14mi	3/2.0 (-1)	1,752 (-13%)	15mo	$120,000	$68	55
118 Vine St	0.74mi	4/2.0	1,956 (-2%)	15mo	$155,000	$79	49
35 Pound St	0.58mi	3/2.5 (-1)	2,163 (+8%)	9mo	$150,000	$69	45
179 Lock St	0.63mi	4/2.0	2,275 (+14%)	11mo	$200,000	$88	39
247 Lock St	0.75mi	5/3.0 (+1)	2,240 (+12%)	6mo	$187,000	$83	31

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 · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 2.56×
• Total profit: $43,564
• Equity at exit: $14,895

10-year hold

• IRR: 43.4%
• Equity multiple: 5.27×
• Total profit: $119,468
• Equity at exit: $8,638

Cash invested: $27,972 (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 14094

• Rents YoY: 3.7%
• Active inventory: 357
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$256 /mo · $3,066/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $913

Break-even live

Break-even rent $1,039

Max offer price $99,900

Occupancy floor 53%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,196
Total (2 units)			$2,195

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $99,900 Active 44 DOM
2. 2026-06-17
   days on market $99,900 Active 43 DOM
3. 2026-06-16
   days on market $99,900 Active 42 DOM
4. 2026-06-15
   days on market $99,900 Active 41 DOM
5. 2026-06-13
   days on market $99,900 Active 39 DOM
6. 2026-06-13
   days on market $99,900 Active 38 DOM
7. 2026-06-10
   days on market $99,900 Active 36 DOM
8. 2026-06-09
   days on market $99,900 Active 35 DOM
9. 2026-06-08
   days on market $99,900 Active 34 DOM
10. 2026-06-07
    days on market $99,900 Active 33 DOM
11. 2026-06-05
    days on market $99,900 Active 30 DOM
12. 2026-06-03
    days on market $99,900 Active 29 DOM
13. 2026-06-02
    days on market $99,900 Active 28 DOM
14. 2026-06-02
    price $99,900 Active 27 DOM
15. 2026-06-01
    days on market $109,900 Active 27 DOM
16. 2026-05-31
    days on market $109,900 Active 26 DOM
17. 2026-05-05
    listed $109,900 Active
18. 2025-12-30
    status Pending
19. 2025-12-27
    historical
20. 2025-12-11
    listed $109,900 Active
21. 2025-12-11
    historical
22. 2025-11-04
    historical Active Under Contract
23. 2025-06-29
    status Pending
24. 2025-05-28
    status Active
25. 2025-05-25
    status Pending
26. 2025-05-18
    price $109,900
27. 2025-02-27
    listed $129,900 Active
28. 2019-01-25
    soldstatus $38,000
29. 2014-07-01
    listed $53,900
30. 2013-12-30
    listed $53,900
31. 2013-07-01
    listed $53,900
32. 2013-03-10
    listed $47,900

ⓘ 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: $3,066 · $256/mo
• Projected year-2 tax: $3,066 · $256/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 2/10 Low 7 d/yr ≥95°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: $26,340
• − Mortgage interest: −$5,596
• − Property taxes: −$3,066
• − Insurance: −$500
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$2,906
• Taxable income: $10,057
• Est. tax owed @ 24.0%: −$2,414
• After-tax cash flow: $8,542/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: Lockport City School District
• NCES district ID: 3617670
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 49% ▲ 3.00%
• Median HH income: $43,793
• Composite: 39.28/100
• National rank: #3997
• State rank: #452 of 590 in NY

Livability — Lockport

• Score: 76/100
• State rank: #232
• US rank: #3669

Category grades

Amenities A+ Commute D+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lockport, NY
• County: Niagara County · 157,377 people
• City population: 50,153
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 50,153
• Household income: $75,427
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1112.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% 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: ▼ -262.57%
• Current HPI: 303.6109
• Rent YoY: ▲ 3.67%
• 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

+129.4% since first listed

16 events — show timeline

• 2026-05-05 Listed $109,900 WNYREIS
• 2025-12-30 Pending — WNYREIS
• 2025-12-27 Listing Removed — WNYREIS
• 2025-12-11 Listing Removed — WNYREIS
• 2025-12-11 Listed $109,900 WNYREIS
• 2025-11-04 Contingent — WNYREIS
• 2025-06-29 Pending — WNYREIS
• 2025-05-28 Relisted — WNYREIS
• 2025-05-25 Pending — WNYREIS
• 2025-05-18 Price Changed $109,900 WNYREIS
• 2025-02-27 Listed $129,900 WNYREIS
• 2019-01-25 Sold (Public Records) $38,000 Public Records
• 2014-07-01 Listed $53,900 WNYREIS
• 2013-12-30 Listed $53,900 WNYREIS
• 2013-07-01 Listed $53,900 WNYREIS
• 2013-03-10 Listed $47,900 WNYREIS

Property tax history

+10.1%/yr

Latest (2025): $3,066 · -35.3% YoY. Source: county tax records.