816 20th St · Niagara Falls, NY 14301

$105,000

4 bd · 1.0 ba · 1,726 sqft · SingleFamily public records · 12 Days on market

Built 1898 4,583 sqft lot Est $154k · 32% under

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Why this score? — see what drove the A 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Indulge in the epitome of elegance with this stunning fully furnished 2-story Victorian-style home, nestled in a picturesque setting. Step inside to be greeted by a grand wood staircase, a timeless centerpiece that exudes sophistication and charm. The expansive kitchen awaits, boasting a center island and walk-in pantry, perfect for culinary enthusiasts and entertaining alike. Revel in the abundance of natural light that floods the space, accentuating the beauty of the original hardwood floors that grace each room. With larger bedrooms offering ample space for relaxation and rejuvenation, every corner of this home invites comfort and luxury. Experience the allure of Victorian living with modern comforts, where every detail speaks of refined taste and timeless appeal. This is more than a home; it's a sanctuary of style and serenity in a class of its own.

Key facts

• Original wood trim
• Fully fenced-in yard
• Walk-up attic

Tags

• NATURAL HARDWOOD FLOORING
• ORIGINAL WOOD TRIM
• GRAND HARDWOOD STAIRCASE
• LARGE EXPANSIVE KITCHEN
• WALK-UP ATTIC
• FULLY FENCED-IN YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 10.5% 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; 9 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).
• At $1,508/mo this rent would consume 52% of the median local household income ($35k/yr) (locally 954% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($726 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1898 — 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: 1.44% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.91%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $153,614
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2526 Walnut Ave	0.41mi	4/1.0	1,664 (-4%)	3mo	$112,000	$67	72
1424 Osborne Ct	0.57mi	3/2.0 (-1)	1,722 (-0%)	4mo	$70,000	$41	61
1968 Welch Ave	0.61mi	4/2.0	1,656 (-4%)	3mo	$139,900	$84	58
527 23rd St	0.36mi	4/2.0	1,488 (-14%)	1mo	$154,000	$103	56
2461 Linwood Ave	0.58mi	5/2.0 (+1)	1,776 (+3%)	8mo	$175,000	$99	53
2426 Falls St	0.73mi	4/2.0	1,670 (-3%)	7mo	$75,000	$45	51
2415 Linwood Ave	0.53mi	3/1.5 (-1)	1,584 (-8%)	6mo	$145,000	$92	50
2517 Welch Ave	0.73mi	5/2.0 (+1)	1,700 (-2%)	8mo	$105,000	$62	48
435 13th St	0.61mi	4/2.0	1,512 (-12%)	2mo	$40,000	$26	45
552 29th St	0.59mi	3/2.0 (-1)	1,573 (-9%)	4mo	$140,000	$89	45
554 31st St	0.70mi	3/1.0 (-1)	1,524 (-12%)	2mo	$156,000	$102	41
2233 South Ave	0.66mi	3/2.5 (-1)	1,553 (-10%)	3mo	$155,000	$100	39

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: 38.0%
• Equity multiple: 4.01×
• Total profit: $88,500
• Equity at exit: $94,592

10-year hold

• IRR: 34.8%
• Equity multiple: 9.92×
• Total profit: $262,234
• Equity at exit: $203,992

Cash invested: $29,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$551
• Tax from tax record: −$232 /mo · $2,779/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $365

Break-even live

Break-even rent $1,046

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $425	-5% $395	+0% $365	+5% $336	+10% $306
Rent	-10% $246	-5% $306	+0% $365	+5% $425	+10% $484
Rate	-1.0pp $418	-0.5pp $392	base $365	+0.5pp $338	+1.0pp $310

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	17d	1	0.10mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	24d	1	0.19mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	4d	1	0.32mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	44d	1	0.57mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	44d	1	0.63mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	44d	1	0.80mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	2d	1	0.86mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	4d	1	0.97mi
3225 Belden Pl Niagara Falls, NY	5.0	1.5	1344	$1,750	$1.30	2d	1	1.03mi

Listing history 15 events

1. 2026-04-25
   status Pending
2. 2026-04-13
   listed $105,000 Active
3. 2024-08-23
   soldstatus $100,000
4. 2024-08-22
   soldstatus $100,000 Closed 865-char remark

   Show marketing remark (865 chars)

   Indulge in the epitome of elegance with this stunning fully furnished 2-story Victorian-style home, nestled in a picturesque setting. Step inside to be greeted by a grand wood staircase, a timeless centerpiece that exudes sophistication and charm. The expansive kitchen awaits, boasting a center island and walk-in pantry, perfect for culinary enthusiasts and entertaining alike. Revel in the abundance of natural light that floods the space, accentuating the beauty of the original hardwood floors that grace each room. With larger bedrooms offering ample space for relaxation and rejuvenation, every corner of this home invites comfort and luxury. Experience the allure of Victorian living with modern comforts, where every detail speaks of refined taste and timeless appeal. This is more than a home; it's a sanctuary of style and serenity in a class of its own.

5. 2024-06-13
   status Pending 865-char remark

   Show marketing remark (865 chars)

   Indulge in the epitome of elegance with this stunning fully furnished 2-story Victorian-style home, nestled in a picturesque setting. Step inside to be greeted by a grand wood staircase, a timeless centerpiece that exudes sophistication and charm. The expansive kitchen awaits, boasting a center island and walk-in pantry, perfect for culinary enthusiasts and entertaining alike. Revel in the abundance of natural light that floods the space, accentuating the beauty of the original hardwood floors that grace each room. With larger bedrooms offering ample space for relaxation and rejuvenation, every corner of this home invites comfort and luxury. Experience the allure of Victorian living with modern comforts, where every detail speaks of refined taste and timeless appeal. This is more than a home; it's a sanctuary of style and serenity in a class of its own.

6. 2024-06-10
   listed $94,900 Active 865-char remark

   Show marketing remark (865 chars)

   Indulge in the epitome of elegance with this stunning fully furnished 2-story Victorian-style home, nestled in a picturesque setting. Step inside to be greeted by a grand wood staircase, a timeless centerpiece that exudes sophistication and charm. The expansive kitchen awaits, boasting a center island and walk-in pantry, perfect for culinary enthusiasts and entertaining alike. Revel in the abundance of natural light that floods the space, accentuating the beauty of the original hardwood floors that grace each room. With larger bedrooms offering ample space for relaxation and rejuvenation, every corner of this home invites comfort and luxury. Experience the allure of Victorian living with modern comforts, where every detail speaks of refined taste and timeless appeal. This is more than a home; it's a sanctuary of style and serenity in a class of its own.

7. 2019-07-03
   soldstatus $38,000 Closed Sale or Rented 305-char remark

   Show marketing remark (305 chars)

   4 Bedroom house near bus line and business district. original hardwood floors and oak woodwork with oak railing to second floor. Lead glass window in front entrance. Gas fire fireplace. Fireplaces in dinning room and bedrooms is decorative only. fully fenced yard and parking for 3+ cars in rear of house,

8. 2019-05-01
   status Pending Sale 305-char remark

   Show marketing remark (305 chars)

   4 Bedroom house near bus line and business district. original hardwood floors and oak woodwork with oak railing to second floor. Lead glass window in front entrance. Gas fire fireplace. Fireplaces in dinning room and bedrooms is decorative only. fully fenced yard and parking for 3+ cars in rear of house,

9. 2019-04-22
   status Under Contract- Do Not Show 305-char remark

   Show marketing remark (305 chars)

   4 Bedroom house near bus line and business district. original hardwood floors and oak woodwork with oak railing to second floor. Lead glass window in front entrance. Gas fire fireplace. Fireplaces in dinning room and bedrooms is decorative only. fully fenced yard and parking for 3+ cars in rear of house,

10. 2018-08-16
    price $44,900 305-char remark

    Show marketing remark (305 chars)

    4 Bedroom house near bus line and business district. original hardwood floors and oak woodwork with oak railing to second floor. Lead glass window in front entrance. Gas fire fireplace. Fireplaces in dinning room and bedrooms is decorative only. fully fenced yard and parking for 3+ cars in rear of house,

11. 2018-07-20
    listed $47,900 Active 305-char remark

    Show marketing remark (305 chars)

    4 Bedroom house near bus line and business district. original hardwood floors and oak woodwork with oak railing to second floor. Lead glass window in front entrance. Gas fire fireplace. Fireplaces in dinning room and bedrooms is decorative only. fully fenced yard and parking for 3+ cars in rear of house,

12. 2017-10-11
    historical
13. 2017-09-01
    price $51,900
14. 2017-07-11
    listed $55,000 Active
15. 1996-06-07
    soldstatus $28,000

ⓘ 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: $2,779 · $232/mo
• Projected year-2 tax: $2,779 · $232/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 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: $18,094
• − Mortgage interest: −$5,882
• − Property taxes: −$2,779
• − Insurance: −$525
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$3,055
• Taxable income: $2,959
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $3,673/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

+275.0% since first listed

15 events — show timeline

• 2026-04-25 Pending — WNYREIS
• 2026-04-13 Listed $105,000 WNYREIS
• 2024-08-23 Sold (Public Records) $100,000 Public Records
• 2024-08-22 Sold (MLS) $100,000 WNYREIS
• 2024-06-13 Pending — WNYREIS
• 2024-06-10 Listed $94,900 WNYREIS
• 2019-07-03 Sold (MLS) $38,000 WNYREIS
• 2019-05-01 Pending — WNYREIS
• 2019-04-22 Pending — WNYREIS
• 2018-08-16 Price Changed $44,900 WNYREIS
• 2018-07-20 Listed $47,900 WNYREIS
• 2017-10-11 Listing Removed — WNYREIS
• 2017-09-01 Price Changed $51,900 WNYREIS
• 2017-07-11 Listed $55,000 WNYREIS
• 1996-06-07 Sold (Public Records) $28,000 Public Records

Property tax history

+20.4%/yr

Latest (2025): $2,779 · +13.9% YoY. Source: county tax records.