1303 Ontario Ave · Niagara Falls, NY 14305

$75,000

2 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 156 Days on market

Built 1880 8,040 sqft lot $55/sqft · 9% below area Est $83k · 9% 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 +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Equally desirable to both owner occupants and investors alike! Solid one family property currently rented for $745 a month includes water/refuse removal only. Five bedrooms, one full bathroom, full basement with glass block windows, 2+ car detached garage, tons of parking both on street and off. Spacious, fully fenced lot. Seller is MOTIVATED for a quick sale, so hurray and take advantage of this opportunity! * Can be bought as a bundle; 2627 Ontario MLS B1657800, 1303 Ontario MLS B1657796, and 1351 North Ave MLS B1657792 *

Key facts

• Full basement
• Glass block windows
• Tons of parking

Tags

• FULL BASEMENT
• GLASS BLOCK WINDOWS
• FULLY FENCED LOT
• DETACHED GARAGE
• TONS OF PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 7.7% 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: 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $75k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.75% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.01%
• DSCR: 2.11
• GRM: 4.8

CMA / ARV

• ARV (median comp): $82,548
• List price: $75,000
• Delta: -9.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 Niagara Ave	0.07mi	2/2.0	1,310 (-4%)	1mo	$28,000	$21	84
1307 Michigan Ave	0.28mi	3/1.5 (+1)	1,330 (-3%)	4mo	$41,000	$31	71
1329 Niagara Ave	0.08mi	3/1.0 (+1)	1,540 (+12%)	2mo	$85,000	$55	69
1327 Willow Ave	0.42mi	3/1.0 (+1)	1,444 (+5%)	1mo	$40,000	$28	66
1870 South Ave	0.48mi	3/1.0 (+1)	1,320 (-4%)	0mo	$116,000	$88	66
1852 Ontario Ave	0.43mi	3/1.0 (+1)	1,273 (-7%)	3mo	$85,000	$67	61
1013 13th St	0.67mi	3/1.0 (+1)	1,352 (-2%)	3mo	$97,000	$72	59
2830 Macklem Ave	0.72mi	3/2.0 (+1)	1,372 (0%)	0mo	$161,000	$117	57
2434 Weston Ave	0.74mi	3/1.0 (+1)	1,400 (+2%)	4mo	$170,000	$121	54
1322 Whitney Ave	0.52mi	3/1.0 (+1)	1,248 (-9%)	5mo	$80,500	$65	52
2946 Mckoon Ave	0.73mi	3/1.5 (+1)	1,291 (-6%)	4mo	$90,000	$70	46
2233 South Ave	0.61mi	3/2.5 (+1)	1,553 (+13%)	3mo	$155,000	$100	36

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: 18.5%
• Equity multiple: 1.75×
• Total profit: $15,795
• Equity at exit: $11,183

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $49,936
• Equity at exit: $6,485

Cash invested: $21,000 (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 →

ZIP-level market 14305

• Home prices YoY: -10.9%
• Active inventory: 142
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$393
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $438

Break-even live

Break-even rent $759

Max offer price $75,000

Occupancy floor 62%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.37mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	1d	1	0.37mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	1d	1	0.50mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	43d	1	0.59mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	23d	1	0.70mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	3d	1	0.71mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	17d	1	0.77mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	23d	1	0.79mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	3d	1	0.81mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	21d	1	0.84mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	3d	1	0.90mi
700 Pine Ave Unit 1 Niagara Falls, NY	1.0	1.0	1075	$1,075	$1.00	11d	1	1.01mi
510 6th St Unit 3 Niagara Falls, NY	1.0	1.0	950	$900	$0.95	43d	1	1.26mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	43d	1	1.27mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	43d	1	1.47mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	43d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $75,000 Active 156 DOM
2. 2026-06-17
   days on market $75,000 Active 155 DOM
3. 2026-06-16
   days on market $75,000 Active 154 DOM
4. 2026-06-15
   days on market $75,000 Active 153 DOM
5. 2026-06-13
   days on market $75,000 Active 151 DOM
6. 2026-06-13
   days on market $75,000 Active 150 DOM
7. 2026-06-10
   days on market $75,000 Active 148 DOM
8. 2026-06-09
   days on market $75,000 Active 147 DOM
9. 2026-06-08
   days on market $75,000 Active 146 DOM
10. 2026-06-07
    days on market $75,000 Active 145 DOM
11. 2026-06-03
    days on market $75,000 Active 141 DOM
12. 2026-06-02
    days on market $75,000 Active 140 DOM
13. 2026-06-01
    days on market $75,000 Active 139 DOM
14. 2026-05-31
    days on market $75,000 Active 138 DOM
15. 2026-02-18
    price $75,000 530-char remark

    Show marketing remark (530 chars)

    Equally desirable to both owner occupants and investors alike! Solid one family property currently rented for $745 a month includes water/refuse removal only. Five bedrooms, one full bathroom, full basement with glass block windows, 2+ car detached garage, tons of parking both on street and off. Spacious, fully fenced lot. Seller is MOTIVATED for a quick sale, so hurray and take advantage of this opportunity! * Can be bought as a bundle; 2627 Ontario MLS B1657800, 1303 Ontario MLS B1657796, and 1351 North Ave MLS B1657792 *

16. 2026-01-13
    listed $99,000 Active 530-char remark

    Show marketing remark (530 chars)

    Equally desirable to both owner occupants and investors alike! Solid one family property currently rented for $745 a month includes water/refuse removal only. Five bedrooms, one full bathroom, full basement with glass block windows, 2+ car detached garage, tons of parking both on street and off. Spacious, fully fenced lot. Seller is MOTIVATED for a quick sale, so hurray and take advantage of this opportunity! * Can be bought as a bundle; 2627 Ontario MLS B1657800, 1303 Ontario MLS B1657796, and 1351 North Ave MLS B1657792 *

17. 2024-12-18
    historical
18. 2024-01-15
    price $95,900
19. 2023-11-14
    price $99,900
20. 2023-10-16
    listed $105,000 Active
21. 2020-08-06
    soldstatus $33,000 Closed Sale or Rented
22. 2020-06-08
    status Pending Sale
23. 2020-05-29
    status Under Contract- Do Not Show
24. 2020-05-22
    listed $29,850 Active
25. 1994-03-16
    soldstatus $11,000

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $15,753
• − Mortgage interest: −$4,201
• − Property taxes: −$2,098
• − Insurance: −$375
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,182
• Taxable income: $4,377
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $4,202/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

+581.8% since first listed

11 events — show timeline

• 2026-02-18 Price Changed $75,000 WNYREIS
• 2026-01-13 Listed $99,000 WNYREIS
• 2024-12-18 Listing Removed — WNYREIS
• 2024-01-15 Price Changed $95,900 WNYREIS
• 2023-11-14 Price Changed $99,900 WNYREIS
• 2023-10-16 Listed $105,000 WNYREIS
• 2020-08-06 Sold (MLS) $33,000 WNYREIS
• 2020-06-08 Pending — WNYREIS
• 2020-05-29 Pending — WNYREIS
• 2020-05-22 Listed $29,850 WNYREIS
• 1994-03-16 Sold (Public Records) $11,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $2,098 · -3.9% YoY. Source: county tax records.