19 Evans St · Lockport, NY 14094

$129,900

4 bd · 1.5 ba · 1,453 sqft · SingleFamily public records · 27 Days on market

Built 1900 2,178 sqft lot Est $187k · 31% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +7.0/10.0
• 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

Listing remarks MLS

Freshly painted in and out, new floors, Renovated single home in quiet Lockport neighborhood. Great for a home owner or landlord.

Key facts

• 2,178 sq ft lot
• Built 1900
• Listed 27 days

Property features AI

Finance

• HOA & community: Quarterly association fee

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story frame house; Existing (year built unknown)
• Construction: Frame construction; Stone foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 45 x 49

Interior

• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Heating present
• Interior features: Breakfast area; Sunroom; Sitting room; Partial basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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.
• Cap rate 8.2% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 27 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $56k; list at $130k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $187,437
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Erie St	0.23mi	4/2.0	1,528 (+5%)	3mo	$180,000	$118	76
99 Elmwood Ave	0.14mi	3/1.0 (-1)	1,376 (-5%)	3mo	$159,900	$116	75
314 Locust St	0.43mi	3/1.5 (-1)	1,448 (-0%)	1mo	$221,000	$153	74
80 Spalding St	0.12mi	3/2.0 (-1)	1,340 (-8%)	1mo	$147,500	$110	74
65 Morrow Ave	0.50mi	3/2.0 (-1)	1,424 (-2%)	1mo	$230,000	$162	66
8 Blackley Ct	0.08mi	3/2.0 (-1)	1,658 (+14%)	2mo	$135,000	$81	64
293 Pine St	0.55mi	3/2.0 (-1)	1,480 (+2%)	2mo	$275,000	$186	63
69 Morrow Ave	0.50mi	3/1.0 (-1)	1,510 (+4%)	1mo	$195,000	$129	62
62 Grand St	0.59mi	3/1.0 (-1)	1,505 (+4%)	4mo	$45,000	$30	57
20 Morton Ave	0.67mi	4/1.5	1,578 (+9%)	3mo	$205,000	$130	52
106 Saxton St	0.57mi	3/1.0 (-1)	1,560 (+7%)	4mo	$75,000	$48	51
62 Reed St	0.47mi	3/2.0 (-1)	1,300 (-10%)	4mo	$185,000	$142	50

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-6,459
• Equity at exit: $19,369

10-year hold

• IRR: 5.9%
• Equity multiple: 1.45×
• Total profit: $16,460
• 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 14094

• Rents YoY: 3.7%
• Active inventory: 357
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$281 /mo · $3,373/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $211

Break-even live

Break-even rent $1,287

Max offer price $129,900

Occupancy floor 81%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Dayton St Lockport, NY	3.0	1.0	930	$1,150	$1.24	11d	1	1.01mi

Listing history 32 events

1. 2026-06-18
   days on market $129,900 Active 27 DOM
2. 2026-06-17
   days on market $129,900 Active 26 DOM
3. 2026-06-16
   days on market $129,900 Active 25 DOM
4. 2026-06-15
   days on market $129,900 Active 24 DOM
5. 2026-06-13
   days on market $129,900 Active 22 DOM
6. 2026-06-13
   days on market $129,900 Active 21 DOM
7. 2026-06-10
   days on market $129,900 Active 19 DOM
8. 2026-06-09
   days on market $129,900 Active 18 DOM
9. 2026-06-08
   days on market $129,900 Active 17 DOM
10. 2026-06-07
    days on market $129,900 Active 16 DOM
11. 2026-06-05
    days on market $129,900 Active 13 DOM
12. 2026-06-03
    days on market $129,900 Active 12 DOM
13. 2026-06-02
    days on market $129,900 Active 11 DOM
14. 2026-06-01
    days on market $129,900 Active 10 DOM
15. 2026-05-31
    days on market $129,900 Active 9 DOM
16. 2026-05-22
    listed $129,900 Active
17. 2024-04-27
    historical
18. 2024-04-26
    historical
19. 2024-02-13
    price $121,500
20. 2023-12-28
    listed $121,900 Active
21. 2023-02-13
    soldstatus $56,000
22. 2023-01-20
    soldstatus $55,750 Closed Sale or Rented 129-char remark

    Show marketing remark (129 chars)

    Freshly painted in and out, new floors, Renovated single home in quiet Lockport neighborhood. Great for a home owner or landlord.

23. 2022-11-10
    status Under Contract- Do Not Show 129-char remark

    Show marketing remark (129 chars)

    Freshly painted in and out, new floors, Renovated single home in quiet Lockport neighborhood. Great for a home owner or landlord.

24. 2022-11-02
    historical Continue to Show- Under Contract 129-char remark

    Show marketing remark (129 chars)

    Freshly painted in and out, new floors, Renovated single home in quiet Lockport neighborhood. Great for a home owner or landlord.

25. 2022-09-14
    listed $69,900 Active 129-char remark

    Show marketing remark (129 chars)

    Freshly painted in and out, new floors, Renovated single home in quiet Lockport neighborhood. Great for a home owner or landlord.

26. 2021-11-13
    historical
27. 2021-10-06
    price $49,900
28. 2021-10-01
    price $59,500
29. 2021-08-12
    listed $59,900 Active
30. 2015-04-09
    historical
31. 2014-07-14
    listed $49,900
32. 2012-03-03
    listed $650

ⓘ 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: $3,373 · $281/mo
• Projected year-2 tax: $3,373 · $281/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 2/10 Low
• 🌡 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: $18,644
• − Mortgage interest: −$7,276
• − Property taxes: −$3,373
• − Insurance: −$650
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$3,779
• Taxable income: $584
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $2,392/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

+160.3% since first listed

17 events — show timeline

• 2026-05-22 Listed $129,900 WNYREIS
• 2024-04-27 Listing Removed — WNYREIS
• 2024-04-26 Listing Removed — WNYREIS
• 2024-02-13 Price Changed $121,500 WNYREIS
• 2023-12-28 Listed $121,900 WNYREIS
• 2023-02-13 Sold (Public Records) $56,000 Public Records
• 2023-01-20 Sold (MLS) $55,750 WNYREIS
• 2022-11-10 Pending — WNYREIS
• 2022-11-02 Contingent — WNYREIS
• 2022-09-14 Listed $69,900 WNYREIS
• 2021-11-13 Listing Removed — WNYREIS
• 2021-10-06 Price Changed $49,900 WNYREIS
• 2021-10-01 Price Changed $59,500 WNYREIS
• 2021-08-12 Listed $59,900 WNYREIS
• 2015-04-09 Listing Removed — WNYREIS
• 2014-07-14 Listed $49,900 WNYREIS
• 2012-03-03 Listed $650 WNYREIS

Property tax history

+10.5%/yr

Latest (2025): $3,373 · +2.5% YoY. Source: county tax records.