3915 Deveaux St · Niagara Falls, NY 14305

$124,900

3 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 4 Days on market

Built 1910 5,760 sqft lot Est $162k · 23% 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 +25.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +8.2/10.0
• 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 MLS

TREMENDOUS POTENTIAL. COLONIAL WITH THREE BEDROOMS AND TWO FULL BATHS. SOME HARDWOOD FLOORS. GLASS BLOCK WINDOWS IN THE FULL BASEMENT. ACCESS THE GARAGE FROM THE ALLEY. FOYER/ENTRANCE HALL. PARTIALLY FENCED BACK YARD.

Key facts

• French doors
• Full basement
• Glass block windows

Tags

• FRENCH DOORS
• FULL ATTIC
• FULL BASEMENT
• GAS FHA FURNACE
• GLASS BLOCK WINDOWS
• LIFETIME SHINGLES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected; Cable available; Circuit breaker electric
• Home design: 2-story house; Existing/resale property
• Construction: Cedar and vinyl siding; Asphalt roof; Copper plumbing; Poured foundation; Built as existing (year built details listed as existing)
• Exterior features: Open porch; Gravel driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 45 x 128

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms include living spaces, den and laundry (7 total rooms)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Den; Entrance foyer; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $864 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $31k; list at $125k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1910 — 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: 1.37% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $162,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3915 Deveaux St	0.00mi	3/2.0	1,460 (0%)	0mo	$120,000	$82	100
1315 Maple Ave	0.14mi	3/1.0	1,412 (-3%)	2mo	$158,000	$112	83
4011 Bell St	0.10mi	3/2.0	1,350 (-8%)	4mo	$150,000	$111	80
3742 Mckoon Ave	0.15mi	3/1.5	1,364 (-7%)	6mo	$101,200	$74	75
3823 Macklem Ave	0.13mi	4/1.5 (+1)	1,566 (+7%)	2mo	$272,000	$174	73
2863 Macklem Ave	0.48mi	3/1.0	1,451 (-1%)	6mo	$109,999	$76	67
2830 Macklem Ave	0.53mi	3/2.0	1,372 (-6%)	0mo	$161,000	$117	65
2817 10th St	0.62mi	4/2.0 (+1)	1,456 (-0%)	8mo	$70,000	$48	59
2946 Mckoon Ave	0.38mi	3/1.5	1,291 (-12%)	4mo	$90,000	$70	58
4233 Crescent Dr	0.32mi	3/1.0	1,275 (-13%)	10mo	$185,000	$145	51
1314 Norwood Ave	0.38mi	4/1.0 (+1)	1,628 (+12%)	4mo	$140,000	$86	51
4026 Barton St	0.44mi	2/1.5 (-1)	1,645 (+13%)	5mo	$227,000	$138	47

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,728
• Equity at exit: $18,623

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $20,611
• Equity at exit: $10,799

Cash invested: $34,972 (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 14305

• Home prices YoY: -10.9%
• Active inventory: 142
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$655
• Tax from tax record: −$371 /mo · $4,453/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $272

Break-even live

Break-even rent $1,365

Max offer price $124,900

Occupancy floor 79%

Sensitivity live

Price	-10% $343	-5% $308	+0% $272	+5% $237	+10% $202
Rent	-10% $137	-5% $205	+0% $272	+5% $340	+10% $408
Rate	-1.0pp $335	-0.5pp $304	base $272	+0.5pp $240	+1.0pp $207

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3025 Macklem Ave Niagara Falls, NY	4.0	1.5	1750	$2,200	$1.26	44d	1	0.33mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	2d	1	0.65mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	2d	1	1.13mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	2d	1	1.13mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	17d	1	1.49mi

Listing history 6 events

1. 2026-05-13
   status Pending
2. 2026-05-09
   listed $124,900 Active
3. 2017-04-28
   soldstatus $31,000 Closed Sale or Rented 218-char remark

   Show marketing remark (218 chars)

   TREMENDOUS POTENTIAL. COLONIAL WITH THREE BEDROOMS AND TWO FULL BATHS. SOME HARDWOOD FLOORS. GLASS BLOCK WINDOWS IN THE FULL BASEMENT. ACCESS THE GARAGE FROM THE ALLEY. FOYER/ENTRANCE HALL. PARTIALLY FENCED BACK YARD.

4. 2017-03-16
   status Pending Sale 218-char remark

   Show marketing remark (218 chars)

   TREMENDOUS POTENTIAL. COLONIAL WITH THREE BEDROOMS AND TWO FULL BATHS. SOME HARDWOOD FLOORS. GLASS BLOCK WINDOWS IN THE FULL BASEMENT. ACCESS THE GARAGE FROM THE ALLEY. FOYER/ENTRANCE HALL. PARTIALLY FENCED BACK YARD.

5. 2017-03-07
   listed $29,900 Active 218-char remark

   Show marketing remark (218 chars)

   TREMENDOUS POTENTIAL. COLONIAL WITH THREE BEDROOMS AND TWO FULL BATHS. SOME HARDWOOD FLOORS. GLASS BLOCK WINDOWS IN THE FULL BASEMENT. ACCESS THE GARAGE FROM THE ALLEY. FOYER/ENTRANCE HALL. PARTIALLY FENCED BACK YARD.

6. 2007-05-22
   soldstatus $49,900

ⓘ 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: $4,453 · $371/mo
• Projected year-2 tax: $4,453 · $371/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 ≥95°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: $20,515
• − Mortgage interest: −$6,996
• − Property taxes: −$4,453
• − Insurance: −$624
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$3,633
• Taxable income: $1,525
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,903/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

+150.3% since first listed

6 events — show timeline

• 2026-05-13 Pending — WNYREIS
• 2026-05-09 Listed $124,900 WNYREIS
• 2017-04-28 Sold (MLS) $31,000 WNYREIS
• 2017-03-16 Pending — WNYREIS
• 2017-03-07 Listed $29,900 WNYREIS
• 2007-05-22 Sold (Public Records) $49,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,453 · +19.3% YoY. Source: county tax records.