1802 Cleveland Ave · Niagara Falls, NY 14305

$129,900

2 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 56 Days on market

Built 1910 2,516 sqft lot $91/sqft · 41% above area Est $92k · 41% over

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Why this score? — see what drove the D 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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +6.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1802 Cleveland Avenue, a fully operational Airbnb property ready for its next owner. This income-producing home is being sold fully furnished, making it a true turnkey investment or ideal owner-occupied opportunity. The lower level features a spacious layout with 1 bedroom, a bright living room, formal dining area, kitchen, and a full bathroom. The upper level offers 3 comfortable bedrooms and an additional full bathroom, providing ample space for guests or extended living. The entire property has been completely renovated with modern finishes and updated fixtures throughout, ensuring both style and functionality. Whether you’re looking to continue its success as a short-term rental or use it as a primary residence, this home offers flexibility and strong potential. Conveniently located near Niagara Falls attractions, shopping, and major routes, this is an excellent opportunity you don’t want to miss!

Key facts

• Turnkey investment
• Bright living room
• Formal dining area

Tags

• FULLY OPERATIONAL AIRBNB
• FULLY FURNISHED
• TURNKEY INVESTMENT
• SPACIOUS LAYOUT
• BRIGHT LIVING ROOM
• FORMAL DINING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $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 56 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $24k; list at $130k implies a 453% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.12% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

• ARV (median comp): $92,389
• List price: $129,900
• Delta: 40.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1870 South Ave	0.13mi	3/1.0 (+1)	1,320 (-8%)	0mo	$116,000	$88	72
1317 Niagara Ave	0.32mi	2/2.0	1,310 (-8%)	1mo	$28,000	$21	70
1327 Willow Ave	0.44mi	3/1.0 (+1)	1,444 (+1%)	1mo	$40,000	$28	68
2434 Weston Ave	0.39mi	3/1.0 (+1)	1,400 (-2%)	4mo	$170,000	$121	66
2456 South Ave	0.42mi	3/1.0 (+1)	1,380 (-3%)	2mo	$120,000	$87	64
2233 South Ave	0.26mi	3/2.5 (+1)	1,553 (+9%)	3mo	$155,000	$100	64
1852 Ontario Ave	0.16mi	3/1.0 (+1)	1,273 (-11%)	3mo	$85,000	$67	63
1329 Niagara Ave	0.29mi	3/1.0 (+1)	1,540 (+8%)	2mo	$85,000	$55	63
1307 Michigan Ave	0.39mi	3/1.5 (+1)	1,330 (-7%)	4mo	$41,000	$31	60
2902 Linwood Ave	0.68mi	3/1.0 (+1)	1,376 (-4%)	4mo	$180,000	$131	50
1013 13th St	0.67mi	3/1.0 (+1)	1,352 (-5%)	3mo	$97,000	$72	49
749 16th St	0.74mi	3/1.5 (+1)	1,320 (-8%)	4mo	$117,000	$89	42

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,486
• Equity at exit: $19,369

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,674
• 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 14305

• Home prices YoY: -10.9%
• Active inventory: 142
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$681
• Tax from tax record: −$246 /mo · $2,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $165

Break-even live

Break-even rent $1,242

Max offer price $129,900

Occupancy floor 84%

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	1d	1	0.12mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	1d	1	0.12mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	43d	1	0.42mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	16d	1	0.46mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	0.59mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	0.61mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	3d	1	0.67mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	0.69mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	0.75mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	1d	1	0.76mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	1.01mi
700 Pine Ave Unit 1 Niagara Falls, NY	1.0	1.0	1075	$1,075	$1.00	11d	1	1.11mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	1.20mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	1.31mi
510 6th St Unit 3 Niagara Falls, NY	1.0	1.0	950	$900	$0.95	43d	1	1.35mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	43d	1	1.36mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	10d	1	1.38mi

Listing history 12 events

1. 2026-05-13
   status Pending 937-char remark

   Show marketing remark (937 chars)

   Welcome to 1802 Cleveland Avenue, a fully operational Airbnb property ready for its next owner. This income-producing home is being sold fully furnished, making it a true turnkey investment or ideal owner-occupied opportunity. The lower level features a spacious layout with 1 bedroom, a bright living room, formal dining area, kitchen, and a full bathroom. The upper level offers 3 comfortable bedrooms and an additional full bathroom, providing ample space for guests or extended living. The entire property has been completely renovated with modern finishes and updated fixtures throughout, ensuring both style and functionality. Whether you’re looking to continue its success as a short-term rental or use it as a primary residence, this home offers flexibility and strong potential. Conveniently located near Niagara Falls attractions, shopping, and major routes, this is an excellent opportunity you don’t want to miss!

2. 2026-03-17
   listed $129,900 Active 937-char remark

   Show marketing remark (937 chars)

   Welcome to 1802 Cleveland Avenue, a fully operational Airbnb property ready for its next owner. This income-producing home is being sold fully furnished, making it a true turnkey investment or ideal owner-occupied opportunity. The lower level features a spacious layout with 1 bedroom, a bright living room, formal dining area, kitchen, and a full bathroom. The upper level offers 3 comfortable bedrooms and an additional full bathroom, providing ample space for guests or extended living. The entire property has been completely renovated with modern finishes and updated fixtures throughout, ensuring both style and functionality. Whether you’re looking to continue its success as a short-term rental or use it as a primary residence, this home offers flexibility and strong potential. Conveniently located near Niagara Falls attractions, shopping, and major routes, this is an excellent opportunity you don’t want to miss!

3. 2025-04-18
   historical
4. 2025-02-04
   listed $109,900 Active
5. 2025-02-04
   historical
6. 2024-12-04
   status Active
7. 2024-12-03
   status Pending
8. 2024-11-08
   listed $114,900 Active
9. 2024-10-10
   historical
10. 2024-08-29
    price $114,900
11. 2024-07-10
    listed $119,000 Active
12. 2007-11-08
    soldstatus $23,500

ⓘ 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: $2,948 · $246/mo
• Projected year-2 tax: $2,948 · $246/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 ≥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: $17,403
• − Mortgage interest: −$7,276
• − Property taxes: −$2,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,779
• Taxable loss: −$34
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $1,985/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

+452.8% since first listed

12 events — show timeline

• 2026-05-13 Pending — WNYREIS
• 2026-03-17 Listed $129,900 WNYREIS
• 2025-04-18 Listing Removed — WNYREIS
• 2025-02-04 Listing Removed — WNYREIS
• 2025-02-04 Listed $109,900 WNYREIS
• 2024-12-04 Relisted — WNYREIS
• 2024-12-03 Pending — WNYREIS
• 2024-11-08 Listed $114,900 WNYREIS
• 2024-10-10 Listing Removed — WNYREIS
• 2024-08-29 Price Changed $114,900 WNYREIS
• 2024-07-10 Listed $119,000 WNYREIS
• 2007-11-08 Sold (Public Records) $23,500 Public Records

Property tax history

+24.5%/yr

Latest (2025): $2,948 · +106.1% YoY. Source: county tax records.