5709 Campbell Blvd · Lockport, NY 14094

$160,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 8 Days on market

Built 1947 0.27 ac lot

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL IN STARPOINT SCHOOLS!!! Conveniently located, beautiful lot, detached garage, plenty of parking, family room addition with cathedral ceiling and WBFP (NRTC), eat-in kitchen, spacious first floor full bath, formal living room, first floor bedroom, and 2 additional bedrooms upstairs. Loads of potential!!!

Key facts

• Great lot
• Newer kitchen
• New flooring

Tags

• GREAT LOT
• NEW WINDOWS
• NEWER KITCHEN
• NEW CABINETS
• NEW FLOORING
• NEW COUNTERS

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Cable available; Septic tank
• Home design: Two-story; Existing construction
• Construction: Vinyl siding; Asphalt roof; Block foundation; Resale property
• Exterior features: Blacktop driveway; Deck; Rectangular lot (70 x 167)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Forced air
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-46 ($-552/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.6% below list).
• Recommended offer: $143k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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-.
• Starpoint Central School District (rural): math 64% / reading 67% proficiency, ranked #160 of 590 in NY (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Regan Intermediate School (math 63% / reading 64%, grade B, #663 of 2,108 statewide, top 32%, 679 students, 18% FRL); Starpoint Middle School (math 43% / reading 70%, grade B, #204 of 729 statewide, top 28%, 698 students, 16% FRL); Starpoint High School (math 100% / reading 72%, grade A, #358 of 1,100 statewide, top 33%, 922 students, 15% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 362 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $160k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,013 (10.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — 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 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. 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: 0.89% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-27,821
• Equity at exit: $23,857

10-year hold

• IRR: -8.2%
• Equity multiple: 0.47×
• Total profit: $-23,698
• Equity at exit: $13,834

Cash invested: $44,800 (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: 362
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$270 /mo · $3,241/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-46

Break-even live

Break-even rent $1,488

Max offer price $151,876

Occupancy floor 98%

Sensitivity live

Price	-10% $45	-5% $-1	+0% $-46	+5% $-91	+10% $-137
Rent	-10% $-159	-5% $-102	+0% $-46	+5% $10	+10% $67
Rate	-1.0pp $35	-0.5pp $-5	base $-46	+0.5pp $-87	+1.0pp $-130

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-20
   price $160,000
2. 2026-05-20
   listed $170,000 Active
3. 2022-10-13
   soldstatus $93,000
4. 2022-09-28
   soldstatus $93,000 Closed Sale or Rented 321-char remark

   Show marketing remark (321 chars)

   INVESTOR SPECIAL IN STARPOINT SCHOOLS!!! Conveniently located, beautiful lot, detached garage, plenty of parking, family room addition with cathedral ceiling and WBFP (NRTC), eat-in kitchen, spacious first floor full bath, formal living room, first floor bedroom, and 2 additional bedrooms upstairs. Loads of potential!!!

5. 2022-09-16
   status Pending Sale 321-char remark

   Show marketing remark (321 chars)

   INVESTOR SPECIAL IN STARPOINT SCHOOLS!!! Conveniently located, beautiful lot, detached garage, plenty of parking, family room addition with cathedral ceiling and WBFP (NRTC), eat-in kitchen, spacious first floor full bath, formal living room, first floor bedroom, and 2 additional bedrooms upstairs. Loads of potential!!!

6. 2022-08-30
   status Under Contract- Do Not Show 321-char remark

   Show marketing remark (321 chars)

   INVESTOR SPECIAL IN STARPOINT SCHOOLS!!! Conveniently located, beautiful lot, detached garage, plenty of parking, family room addition with cathedral ceiling and WBFP (NRTC), eat-in kitchen, spacious first floor full bath, formal living room, first floor bedroom, and 2 additional bedrooms upstairs. Loads of potential!!!

7. 2022-08-24
   status Active 321-char remark

   Show marketing remark (321 chars)

   INVESTOR SPECIAL IN STARPOINT SCHOOLS!!! Conveniently located, beautiful lot, detached garage, plenty of parking, family room addition with cathedral ceiling and WBFP (NRTC), eat-in kitchen, spacious first floor full bath, formal living room, first floor bedroom, and 2 additional bedrooms upstairs. Loads of potential!!!

8. 2022-08-16
   status Pending Sale 321-char remark

   Show marketing remark (321 chars)

   INVESTOR SPECIAL IN STARPOINT SCHOOLS!!! Conveniently located, beautiful lot, detached garage, plenty of parking, family room addition with cathedral ceiling and WBFP (NRTC), eat-in kitchen, spacious first floor full bath, formal living room, first floor bedroom, and 2 additional bedrooms upstairs. Loads of potential!!!

9. 2022-06-15
   status Under Contract- Do Not Show 321-char remark

   Show marketing remark (321 chars)

   INVESTOR SPECIAL IN STARPOINT SCHOOLS!!! Conveniently located, beautiful lot, detached garage, plenty of parking, family room addition with cathedral ceiling and WBFP (NRTC), eat-in kitchen, spacious first floor full bath, formal living room, first floor bedroom, and 2 additional bedrooms upstairs. Loads of potential!!!

10. 2022-06-03
    listed $79,900 Active 321-char remark

    Show marketing remark (321 chars)

    INVESTOR SPECIAL IN STARPOINT SCHOOLS!!! Conveniently located, beautiful lot, detached garage, plenty of parking, family room addition with cathedral ceiling and WBFP (NRTC), eat-in kitchen, spacious first floor full bath, formal living room, first floor bedroom, and 2 additional bedrooms upstairs. Loads of potential!!!

ⓘ 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: $3,241 · $270/mo
• Projected year-2 tax: $3,241 · $270/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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,162
• − Mortgage interest: −$8,962
• − Property taxes: −$3,241
• − Insurance: −$800
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,655
• Taxable loss: −$3,242
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $226/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: Starpoint Central School District
• NCES district ID: 3628050
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $71,899
• Composite: 57.73/100
• National rank: #1054
• State rank: #160 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

• 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

+100.3% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $160,000 WNYREIS
• 2026-05-20 Listed $170,000 WNYREIS
• 2022-10-13 Sold (Public Records) $93,000 Public Records
• 2022-09-28 Sold (MLS) $93,000 WNYREIS
• 2022-09-16 Pending — WNYREIS
• 2022-08-30 Pending — WNYREIS
• 2022-08-24 Relisted — WNYREIS
• 2022-08-16 Pending — WNYREIS
• 2022-06-15 Pending — WNYREIS
• 2022-06-03 Listed $79,900 WNYREIS

Property tax history

+2.6%/yr

Latest (2025): $3,241 · +6.7% YoY. Source: county tax records.