613 7th St · Niagara Falls, NY 14301

$64,900

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 17 Days on market

Built 1910 2,121 sqft lot Est $96k · 32% under

---

Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Bring your vision to 613 7th Street! Located in Niagara Falls' short-term rental zoning area, this 3-bedroom, 1-bath single-family home offers approximately 1,332 square feet of living space on a 2,121-square-foot lot and includes a detached garage. In need of repairs and updates, this property presents an opportunity to renovate and add value. Whether restoring its existing character or planning improvements, there is plenty of potential to make this property your own. Conveniently located near downtown Niagara Falls, local amenities, transportation routes, and area attractions. Property is being sold as-is.

Key facts

• Area attractions
• Local amenities
• Detached garage

Tags

• SHORT-TERM RENTAL ZONING
• DETACHED GARAGE
• LOCAL AMENITIES
• TRANSPORTATION ROUTES
• AREA ATTRACTIONS

Property features AI

Exterior

• Parking: Detached garage (1 car) — no driveway
• Utilities: Public water connected; Sewer connected
• Home design: 2-story dwelling; Existing/resale property
• Construction: Aluminum and vinyl siding over frame construction; Asphalt shingle roof; Stone foundation; Built as existing (pre-owned)
• Exterior features: Corner, rectangular residential lot; City street frontage; Lot dimensions approximately 32 x 65

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 7 (includes living, laundry, other)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Oil-fired forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Other interior features (see remarks)
• Laundry & utility: Laundry in basement; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 7.5% 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: Rents rising fast (+8.8%/yr); 164 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).
• At $1,355/mo this rent would consume 47% of the median local household income ($35k/yr) (locally 954% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 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. 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: 2.09% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.37%
• DSCR: 2.40
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $95,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 6th St	0.06mi	3/1.5	1,384 (+4%)	8mo	$100,000	$72	82
1148 Haeberle Ave	0.38mi	3/1.0	1,302 (-2%)	4mo	$85,000	$65	75
1013 13th St	0.53mi	3/1.0	1,352 (+2%)	3mo	$97,000	$72	70
1146 Haeberle Ave	0.38mi	3/1.0	1,408 (+6%)	4mo	$115,000	$82	70
749 16th St	0.63mi	3/1.5	1,320 (-1%)	4mo	$117,000	$89	63
426 6th St	0.29mi	2/1.0 (-1)	1,174 (-12%)	4mo	$87,000	$74	58
668 Orchard Pkwy	0.53mi	3/1.0	1,446 (+9%)	6mo	$216,000	$149	56
1322 Whitney Ave	0.67mi	3/1.0	1,248 (-6%)	5mo	$80,500	$65	54
1121 La Salle Ave	0.52mi	4/1.0 (+1)	1,440 (+8%)	5mo	$72,000	$50	53
1001 15th St	0.63mi	3/1.5	1,218 (-9%)	9mo	$79,900	$66	47
724 17th St	0.65mi	3/1.5	1,179 (-12%)	4mo	$70,000	$59	45
435 13th St	0.47mi	4/2.0 (+1)	1,512 (+14%)	2mo	$40,000	$26	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 51.9%
• Equity multiple: 5.01×
• Total profit: $72,872
• Equity at exit: $58,467

10-year hold

• IRR: 47.9%
• Equity multiple: 12.49×
• Total profit: $208,764
• Equity at exit: $126,086

Cash invested: $18,172 (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 14301

• Home prices YoY: 6.2%
• Rents YoY: 8.8%
• Active inventory: 164
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$340
• Tax from tax record: −$228 /mo · $2,736/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $475

Break-even live

Break-even rent $754

Max offer price $64,900

Occupancy floor 60%

Sensitivity live

Price	-10% $512	-5% $493	+0% $475	+5% $457	+10% $438
Rent	-10% $368	-5% $421	+0% $475	+5% $529	+10% $582
Rate	-1.0pp $508	-0.5pp $492	base $475	+0.5pp $458	+1.0pp $441

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	45d	1	0.08mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	4d	1	0.46mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	25d	1	0.56mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	45d	1	0.57mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	4d	1	0.60mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	25d	1	0.75mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	22d	1	0.82mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	0.84mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	45d	1	0.92mi
2020 Forest Ave Niagara Falls, NY	4.0	2.0	1600	$1,500	$0.94	18d	1	0.94mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	45d	1	1.15mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	3d	1	1.22mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	3d	1	1.31mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	3d	1	1.31mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	4d	1	1.31mi
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	11d	1	1.33mi
2814 10th St Niagara Falls, NY	2.0	1.0	900	$900	$1.00	3d	1	1.44mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	18d	1	1.46mi

Listing history 13 events

1. 2026-06-21
   days on market $64,900 Active 17 DOM
2. 2026-06-18
   days on market $64,900 Active 14 DOM
3. 2026-06-17
   price $64,900 Active 13 DOM
4. 2026-06-17
   days on market $69,900 Active 13 DOM
5. 2026-06-16
   days on market $69,900 Active 12 DOM
6. 2026-06-15
   days on market $69,900 Active 11 DOM
7. 2026-06-13
   days on market $69,900 Active 9 DOM
8. 2026-06-13
   days on market $69,900 Active 8 DOM
9. 2026-06-10
   days on market $69,900 Active 6 DOM
10. 2026-06-09
    days on market $69,900 Active 5 DOM
11. 2026-06-08
    days on market $69,900 Active 4 DOM
12. 2026-06-07
    remarks 616-char remark
13. 2026-06-07
    listed $69,900 Active 3 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: $2,736 · $228/mo
• Projected year-2 tax: $2,736 · $228/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 ≥94°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: $16,260
• − Mortgage interest: −$3,635
• − Property taxes: −$2,736
• − Insurance: −$324
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$1,888
• Taxable income: $5,074
• Est. tax owed @ 24.0%: −$1,218
• After-tax cash flow: $4,482/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): 10,923
• Household income: $34,549
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 954.0

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 0.58)
• Race & ethnicity: White 59% Black 25% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China, Dominican Republic
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▲ 15.41%
• Current HPI: 266.1457
• Rent YoY: ▲ 8.79%
• 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

1 event — show timeline

• 2026-06-04 Listed $69,900 WNYREIS

Property tax history

+8.8%/yr

Latest (2025): $2,736 · +14.2% YoY. Source: county tax records.