417 24th St · Niagara Falls, NY 14303

$99,999

3 bd · 2.0 ba · 1,540 sqft · MultiFamily public records · 127 Days on market

Built 1958 Fair condition 3,000 sqft lot $65/sqft · 44% below area Est $178k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +2.3/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to this charming all-brick duplex, a fantastic opportunity for savvy investors seeking a lucrative rental property or first-time homebuyers looking for a cozy and affordable abode. Recently updated and meticulously maintained, this duplex offers comfortable living spaces and promising rental income potential. Nestled in a quiet and desirable neighborhood, this property boasts curb appeal with its classic all-brick exterior and well-manicured lawn. Each unit features its own private entrance, ensuring privacy and convenience for occupants. Step inside to discover newly updated interiors showcasing modern finishes and ample natural light.

Key facts

• Well manicured lawn
• All brick duplex
• Updated interiors

Tags

• ALL BRICK DUPLEX
• PRIVATE ENTRANCE
• MODERN FINISHES
• WELL MANICURED LAWN
• UPDATED BATHROOMS
• UPDATED INTERIORS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $100k. Condition is rated fair.
• This rent per unit runs 31% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive. Per door: $469/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 8.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Bloneva Bond Primary School (math 2% / reading 17%, grade F, #2,075 of 2,108 statewide, top 99%, 403 students, 82% FRL); Gaskill Preparatory School (math 10% / reading 22%, grade F, #702 of 729 statewide, top 96%, 500 students, 78% FRL); Niagara Falls High School (math 75% / reading 92%, grade A, #409 of 1,100 statewide, top 39%, 2,139 students, 71% FRL).
• Market conditions: 125 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 100d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $100k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.36% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.17%
• DSCR: 2.79
• GRM: 3.5

CMA / ARV

• ARV (median comp): $178,075
• List price: $99,999
• Delta: -43.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 20th St	0.42mi	4/2.0 (+1)	1,570 (+2%)	4mo	$100,000	$64	68
443 21st St	0.20mi	3/2.0	1,428 (-7%)	13mo	$65,000	$46	68
555 25th St	0.29mi	4/2.0 (+1)	1,619 (+5%)	10mo	$128,000	$79	65
2738 Welch Ave	0.30mi	3/2.0	1,621 (+5%)	17mo	$141,110	$87	64
420 18th St	0.38mi	4/2.5 (+1)	1,632 (+6%)	6mo	$115,000	$70	60
1926 Welch Ave	0.27mi	3/2.0	1,690 (+10%)	16mo	$65,000	$38	58
2771 Livingston Ave	0.33mi	4/2.0 (+1)	1,408 (-9%)	10mo	$88,000	$63	57
429 18th St	0.36mi	4/2.0 (+1)	1,728 (+12%)	1mo	$116,500	$67	57
2421 Welch Ave	0.11mi	4/2.0 (+1)	1,760 (+14%)	14mo	$170,000	$97	54
746 17th St	0.68mi	4/2.0 (+1)	1,475 (-4%)	4mo	$72,000	$49	53
2405 Independence Ave	0.54mi	4/2.0 (+1)	1,524 (-1%)	21mo	$127,000	$83	51
445 18th St	0.36mi	4/2.0 (+1)	1,320 (-14%)	18mo	$55,000	$42	39

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: 36.6%
• Equity multiple: 2.56×
• Total profit: $43,666
• Equity at exit: $14,910

10-year hold

• IRR: 43.3%
• Equity multiple: 5.13×
• Total profit: $115,613
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 11 under contract
• Months of supply: 14.7 mo (7%/mo absorbed)
• Median asking: $127,450 ($76/sqft)
• Median days on market: 57 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +53.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14303

• Home prices YoY: -1.7%
• Active inventory: 125
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$524
• Tax from tax record: −$359 /mo · $4,305/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $937

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,358
Total (2 units)			$2,357

Break-even live

Break-even rent $1,171

Max offer price $99,999

Occupancy floor 55%

Sensitivity live

Price	-10% $994	-5% $966	+0% $937	+5% $909	+10% $881
Rent	-10% $751	-5% $844	+0% $937	+5% $1,030	+10% $1,123
Rate	-1.0pp $988	-0.5pp $963	base $937	+0.5pp $911	+1.0pp $885

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 24th St Unit 2 Niagara Falls, NY	2.0	1.0	850	$1,200	$1.41	82d	1	0.06mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	139d	1	0.06mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	110d	1	0.10mi
487 25th St Niagara Falls, NY	2.0	1.0	—	$975	—	66d	1	0.16mi
456 27th St Niagara Falls, NY	3.0	1.0	1058	$1,500	$1.42	72d	1	0.18mi
2509 Ferry Ave Unit 2 Niagara Falls, NY	1.0	1.0	—	$750	—	99d	1	0.19mi
439 27th St Niagara Falls, NY	3.0	1.0	1184	$1,500	$1.27	10d	1	0.20mi
1935 Niagara St Unit Upper Niagara Falls, NY	3.0	1.0	2685	$1,200	$0.45	110d	1	0.23mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	106d	1	0.24mi
2725 Niagara St Unit 3 Niagara Falls, NY	1.0	1.0	—	$1,000	—	113d	1	0.27mi
1921 Falls St Unit 5 Niagara Falls, NY	3.0	1.0	—	$1,100	—	10d	1	0.30mi
2743 Niagara St Unit 2 Niagara Falls, NY	2.0	1.0	—	$1,050	—	139d	1	0.30mi
512 20th St Unit 5 Niagara Falls, NY	2.0	1.0	—	$850	—	139d	1	0.32mi
1793 Welch Ave Unit Upper Niagara Falls, NY	2.0	1.0	802	$1,000	$1.25	93d	1	0.34mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	139d	1	0.34mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	139d	1	0.37mi
547 19th St Niagara Falls, NY	1.0	1.0	4783	$900	$0.19	98d	1	0.39mi
1761 Welch Ave Unit Upper Niagara Falls, NY	2.0	1.0	988	$1,000	$1.01	66d	1	0.40mi
562 19th St Niagara Falls, NY	3.0	1.5	1200	$1,395	$1.16	66d	1	0.43mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	85d	1	0.46mi
2405 Grand Ave Unit Upper Niagara Falls, NY	2.0	1.0	770	$800	$1.04	79d	1	0.47mi
1618 Ferry Ave Apt 3 Niagara Falls, NY	1.0	1.0	800	$695	$0.87	8d	1	0.49mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	139d	1	0.54mi
3534 Ferry Ave Niagara Falls, NY	3.0	1.0	1304	$1,300	$1.00	62d	1	0.62mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	117d	1	0.63mi
1224 Niagara St Unit 2 Niagara Falls, NY	3.0	1.0	—	$900	—	82d	1	0.69mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	139d	1	0.72mi
2498 Woodlawn Ave Niagara Falls, NY	2.0	1.0	720	$1,150	$1.60	58d	1	0.72mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	110d	1	0.73mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$900	$1.20	82d	1	0.75mi
2025 La Salle Ave Niagara Falls, NY	3.0	1.5	1344	$1,950	$1.45	10d	1	0.76mi
456 12th St Unit 3 Niagara Falls, NY	2.0	1.0	—	$800	—	119d	1	0.76mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	119d	1	0.77mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	119d	1	0.77mi
1192 Haeberle Ave Niagara Falls, NY	2.0	1.0	920	$1,300	$1.41	82d	1	0.80mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	99d	1	0.83mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	99d	1	0.87mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	139d	1	0.88mi
1533 La Salle Ave Unit Upper Niagara Falls, NY	2.0	1.0	748	$975	$1.30	10d	1	0.89mi
1533 La Salle Ave Unit Lower Niagara Falls, NY	2.0	1.0	748	$1,100	$1.47	79d	1	0.89mi

Property features AI

Finance

• Other: Two-unit building with separate gas and electric meters (2 each)
• Financial info: Owner pays water; water included in rentOperating expenses include water/sewer

Exterior

• Parking: No drivewayOff-site parking
• Utilities: Public water connectedSewer connected
• Home design: Single-story buildingResale property
• Construction: Aluminum siding
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Flooring: HardwoodVaries
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooringFull basement
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-09-24
   days on market $99,999 Active 127 DOM
2. 2026-09-23
   days on market $99,999 Active 126 DOM
3. 2026-09-22
   days on market $99,999 Active 125 DOM
4. 2026-09-21
   days on market $99,999 Active 124 DOM
5. 2026-09-20
   days on market $99,999 Active 123 DOM
6. 2026-09-19
   days on market $99,999 Active 122 DOM
7. 2026-09-18
   days on market $99,999 Active 121 DOM
8. 2026-09-17
   days on market $99,999 Active 120 DOM
9. 2026-09-16
   days on market $99,999 Active 119 DOM
10. 2026-09-15
    days on market $99,999 Active 118 DOM
11. 2026-09-14
    days on market $99,999 Active 117 DOM
12. 2026-09-13
    days on market $99,999 Active 116 DOM
13. 2026-09-12
    days on market $99,999 Active 115 DOM
14. 2026-09-11
    days on market $99,999 Active 114 DOM
15. 2026-09-05
    days on market $99,999 Active 108 DOM
16. 2026-09-04
    days on market $99,999 Active 107 DOM
17. 2026-09-03
    days on market $99,999 Active 106 DOM
18. 2026-08-31
    days on market $99,999 Active 103 DOM
19. 2026-08-29
    days on market $99,999 Active 101 DOM
20. 2026-08-28
    days on market $99,999 Active 100 DOM
21. 2026-08-27
    days on market $99,999 Active 99 DOM
22. 2026-08-25
    days on market $99,999 Active 97 DOM
23. 2026-08-24
    days on market $99,999 Active 96 DOM
24. 2026-08-23
    days on market $99,999 Active 95 DOM
25. 2026-08-22
    days on market $99,999 Active 94 DOM
26. 2026-08-21
    days on market $99,999 Active 93 DOM
27. 2026-08-20
    days on market $99,999 Active 92 DOM
28. 2026-08-19
    days on market $99,999 Active 91 DOM
29. 2026-08-18
    days on market $99,999 Active 90 DOM
30. 2026-08-17
    days on market $99,999 Active 89 DOM
31. 2026-08-16
    days on market $99,999 Active 88 DOM
32. 2026-08-15
    days on market $99,999 Active 87 DOM
33. 2026-08-14
    days on market $99,999 Active 86 DOM
34. 2026-08-13
    days on market $99,999 Active 85 DOM
35. 2026-08-12
    days on market $99,999 Active 84 DOM
36. 2026-08-11
    days on market $99,999 Active 83 DOM
37. 2026-08-10
    days on market $99,999 Active 82 DOM
38. 2026-08-09
    days on market $99,999 Active 81 DOM
39. 2026-08-08
    days on market $99,999 Active 80 DOM
40. 2026-08-07
    days on market $99,999 Active 79 DOM
41. 2026-08-06
    days on market $99,999 Active 78 DOM
42. 2026-08-05
    days on market $99,999 Active 77 DOM
43. 2026-08-04
    days on market $99,999 Active 76 DOM
44. 2026-08-03
    days on market $99,999 Active 75 DOM
45. 2026-07-31
    days on market $99,999 Active 72 DOM
46. 2026-07-30
    days on market $99,999 Active 71 DOM
47. 2026-07-30
    days on market $99,999 Active 70 DOM
48. 2026-07-28
    days on market $99,999 Active 69 DOM
49. 2026-07-26
    days on market $99,999 Active 67 DOM
50. 2026-07-24
    days on market $99,999 Active 65 DOM

ⓘ 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: $4,305 · $359/mo
• Projected year-2 tax: $4,305 · $359/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 2/10 Low FEMA zone X (unshaded) · 6% 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: $28,284
• − Mortgage interest: −$5,601
• − Property taxes: −$4,305
• − Insurance: −$500
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$2,909
• Taxable income: $10,443
• Est. tax owed @ 24.0%: −$2,506
• After-tax cash flow: $8,740/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $38,500–$69,300 screening

This multi-family property requires moderate repairs and maintenance, particularly to the roof and exterior siding. Significant value can be added by addressing these issues and improving the home's curb appeal.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Significant damage and missing shingles are visible.
• Major Windows (windows) — Windows appear old and possibly not sealed properly.
• Major Electrical (electrical) — The electrical panel is not visible, but the house appears old.
• Major Plumbing (plumbing) — No visible signs of plumbing issues, but the house is old.

Repairs flagged

• Major roof — Significant damage and potential leaks are visible.
• Moderate exterior siding — The siding shows signs of wear and tear.
• Minor HVAC/mechanicals — Some wear is visible, but likely not requiring immediate repair.

Value-add opportunities

• Both repair and replace roof — A new roof would significantly increase the home's value and rental potential. ↑
• Both repair and replace exterior siding — A new exterior siding would improve the home's curb appeal and increase its value. ↑
• Both paint interior and exterior — Fresh paint would improve the home's appearance and increase its value. ↑
• Both landscaping and yard maintenance — A well-maintained yard and landscaping would enhance the home's curb appeal and rental potential. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Bloneva Bond Primary School F NY #2,075/2,108 Nat'l #39,071/41,679 Middle Gaskill Preparatory School F NY #702/729 Nat'l #12,486/14,009 High Niagara Falls High School A NY #409/1,100 Nat'l #817/17,239

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

C Composite livability gradescore 60/100

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 · 204,149 people
• City population: 62,983
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 6,156
• Household income: $45,646
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 19% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 53% Two or more races 18% Hispanic / Latino 15% Black 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 1%
• Foreign-born: 3%
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 3% Russian/Polish/Slavic 1%

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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: ▼ -5.37%
• Current HPI: 311.8094
• Rent YoY: —
• Metro: Buffalo-Cheektowaga, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Other: Two-unit building with separate gas and electric meters (2 each)
• Financial info: Owner pays water; water included in rentOperating expenses include water/sewer

Exterior

• Parking: No drivewayOff-site parking
• Utilities: Public water connectedSewer connected
• Home design: Single-story buildingResale property
• Construction: Aluminum siding
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Flooring: HardwoodVaries
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooringFull basement
• Laundry & utility: Gas water heater

Price history

+910.1% since first listed

23 events — show timeline

• 2026-06-23 Price Changed $99,999 WNYREIS
• 2026-05-20 Listed $119,999 WNYREIS
• 2025-11-29 Relisted — WNYREIS
• 2025-09-11 Listing Removed — WNYREIS
• 2025-06-17 Pending — WNYREIS
• 2025-06-03 Relisted — WNYREIS
• 2025-06-02 Pending — WNYREIS
• 2025-05-21 Listed $99,000 WNYREIS
• 2024-05-14 Pending — WNYREIS
• 2024-05-14 Listing Removed — WNYREIS
• 2024-03-18 Listed $99,900 WNYREIS
• 2022-10-06 Listing Removed — WNYREIS
• 2022-09-12 Relisted — WNYREIS
• 2022-09-08 Listing Removed — WNYREIS
• 2022-09-08 Price Changed $74,000 WNYREIS
• 2022-08-30 Listed $40,000 WNYREIS
• 2022-08-18 Listing Removed — WNYREIS
• 2022-08-02 Listed $40,000 WNYREIS
• 2018-12-31 Sold (Public Records) $53,000 Public Records
• 2018-03-22 Sold (MLS) $13,755 WNYREIS
• 2018-03-19 Sold (Public Records) $14,000 Public Records
• 2018-01-30 Pending — WNYREIS
• 2018-01-17 Listed $9,900 WNYREIS

Property tax history

+15.3%/yr

Latest (2025): $4,305 · +152.7% YoY. Source: county tax records.