609 27th St · Niagara Falls, NY 14301

$149,900

3 bd · 1.5 ba · 1,075 sqft · SingleFamily public records · 8 Days on market

Built 1955 4,191 sqft lot $139/sqft · 5% above area Est $142k · 5% over

---

Why this score? — see what drove the C- 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 +15.5/30.0
• Appreciation +10.0/10.0
• ARV discount +5.0/15.0
• DSCR +4.8/10.0
• Rent growth +4.7/5.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this beautiful one-of-a-kind, original-owner, well-maintained, stone-front, 3 bedroom, 2 bath Ranch located in the heart of Niagara Falls. This inviting home features an entrance foyer, a spacious living room with a dedicated dining area, and an eat-in kitchen. The main level offers three generously sized bedrooms with ample closet space, along with a full bathroom. The finished basement provides additional living space, including a large recreation room for entertaining, a second kitchen setup, a 2nd bathroom, workshop area, laundry area and abundant storage. The home showcases beautiful natural woodwork and some recently refinished hardwood floors. Enjoy outdoor living with a l

Key facts

• Second kitchen setup
• Stone front
• Workshop area

Tags

• STONE FRONT
• ENTRANCE FOYER
• FINISHED BASEMENT
• LARGE RECREATION ROOM
• SECOND KITCHEN SETUP
• WORKSHOP AREA

Property features AI

Exterior

• Parking: Detached garage with electricity and garage door opener; No driveway
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electrical system
• Home design: Single-story home; One total story; Existing structure; Rectangular residential lot on a city street (approx. 33 x 127)
• Construction: Stone and vinyl siding exterior; Architectural shingle roof; Copper plumbing; Poured foundation; Resale condition
• Exterior features: Covered patio and porch; Patio; Porch; Awning(s); Private, fully fenced yard; Gas grill; See remarks

Interior

• Kitchen: Eat-in kitchen; Electric oven; Electric range; Microwave; Range hood; Exhaust fan; Humidifier
• Bedrooms: Three main-level bedrooms; Bedroom dimensions include: 11 x 10, 12 x 11, and 11 x 11
• Flooring: Carpet; Ceramic tile; Hardwood; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Combined living/dining room; Second kitchen; Natural woodwork; Window treatments; Accessible doors; Drapes; Storm windows; Workshop; Bedroom on main level
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $61 ($730/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.1% below list).
• Recommended offer: $133k (11.1% below list) — sets the bar for 1% rule.

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; 23 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 $1,333/mo this rent would consume 46% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,269 (11.1% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (median comp): $142,139
• List price: $149,900
• Delta: 5.46%
• 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
609 25th St	0.13mi	3/2.0	1,040 (-3%)	2mo	$158,000	$152	85
633 33rd St	0.33mi	3/1.0	1,050 (-2%)	1mo	$145,000	$138	78
544 30th St	0.17mi	3/1.0	964 (-10%)	3mo	$62,000	$64	70
2487 Grand Ave	0.15mi	4/1.5 (+1)	1,188 (+10%)	1mo	$169,900	$143	70
3621 Ely Ave	0.56mi	4/1.0 (+1)	1,080 (+0%)	1mo	$90,000	$83	66
2762 Falls St	0.51mi	2/1.0 (-1)	1,056 (-2%)	3mo	$120,000	$114	64
3666 Ely Ave	0.63mi	3/1.0	1,050 (-2%)	4mo	$163,000	$155	62
618 38th St	0.55mi	2/1.0 (-1)	1,008 (-6%)	4mo	$118,000	$117	53
1923 Cudaback Ave	0.71mi	3/2.0	1,008 (-6%)	2mo	$143,000	$142	53
3028 Welch Ave	0.50mi	3/1.5	942 (-12%)	4mo	$99,000	$105	53
724 17th St	0.65mi	3/1.5	1,179 (+10%)	4mo	$70,000	$59	50
3631 Sherwood Ave	0.55mi	4/1.0 (+1)	1,179 (+10%)	2mo	$120,000	$102	50

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: 27.3%
• Equity multiple: 3.21×
• Total profit: $92,551
• Equity at exit: $135,042

10-year hold

• IRR: 25.2%
• Equity multiple: 7.84×
• Total profit: $286,934
• Equity at exit: $291,223

Cash invested: $41,972 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$786
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $61

Break-even live

Break-even rent $1,256

Max offer price $149,900

Occupancy floor 90%

Sensitivity live

Price	-10% $146	-5% $103	+0% $61	+5% $18	+10% $-24
Rent	-10% $-44	-5% $8	+0% $61	+5% $113	+10% $166
Rate	-1.0pp $136	-0.5pp $99	base $61	+0.5pp $22	+1.0pp $-18

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2727 Monroe Ave Niagara Falls, NY	3.0	1.0	960	$1,500	$1.56	11d	1	0.35mi
420 25th St Niagara Falls, NY	3.0	1.0	1101	$1,500	$1.36	45d	1	0.37mi
434 23rd St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,100	$1.35	15d	1	0.43mi
3036 Welch Ave Niagara Falls, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	0.51mi
2473 Pierce Ave Unit 2 Niagara Falls, NY	2.0	1.0	1000	$1,200	$1.20	4d	1	0.52mi
769 19th St Niagara Falls, NY	2.0	1.5	960	$1,400	$1.46	22d	1	0.53mi
3626 Dudley Ave Niagara Falls, NY	2.0	1.0	700	$1,250	$1.79	45d	1	0.57mi
2420 Mackenna Ave Unit 1 Niagara Falls, NY	4.0	1.0	1300	$1,390	$1.07	3d	1	0.63mi
3340 Simmons Ave Niagara Falls, NY	3.0	1.0	1008	$1,550	$1.54	15d	1	0.63mi
420 18th St Unit Upper Niagara Falls, NY	2.0	1.0	816	$1,150	$1.41	45d	1	0.66mi
1001 17th St Niagara Falls, NY	3.0	1.0	1152	$1,800	$1.56	25d	1	0.69mi
1780 Falls St Niagara Falls, NY	2.0	1.0	1100	$1,200	$1.09	45d	1	0.70mi
1808 Whitney Ave Unit 3 Niagara Falls, NY	2.0	1.0	1200	$900	$0.75	45d	1	0.71mi
754 15th St Niagara Falls, NY	3.0	1.0	990	$1,100	$1.11	25d	1	0.79mi
1427 Fort Ave Unit 2 Niagara Falls, NY	3.0	1.0	1058	$950	$0.90	45d	1	0.79mi
784 15th St Niagara Falls, NY	3.0	1.5	1380	$1,350	$0.98	4d	1	0.81mi
2463 South Ave Niagara Falls, NY	2.0	1.0	1008	$1,100	$1.09	18d	1	0.82mi
613 13th St Unit 1 Niagara Falls, NY	2.0	1.0	750	$1,100	$1.47	18d	1	0.88mi
1817 Ontario Ave Unit 2 Niagara Falls, NY	2.0	1.0	985	$1,899	$1.93	3d	1	1.11mi
1817 Ontario Ave Unit 1 Niagara Falls, NY	2.0	1.0	999	$1,899	$1.90	3d	1	1.11mi
724 Augustus Pl Niagara Falls, NY	4.0	1.0	1200	$1,500	$1.25	45d	1	1.23mi
616 7th St Niagara Falls, NY	2.0	1.0	770	$1,150	$1.49	25d	1	1.30mi
642 Ashland Ave Niagara Falls, NY	3.0	1.0	1238	$1,100	$0.89	4d	1	1.46mi

Listing history 2 events

1. 2026-05-15
   status Pending 1218-char remark
2. 2026-05-07
   listed $149,900 Active 1218-char remark

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $2,127 · $177/mo
• Expected delta: +$406/yr (+$34/mo · 23.6%)

ⓘ 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 3/10 Moderate 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: $15,992
• − Mortgage interest: −$8,397
• − Property taxes: −$1,721
• − Insurance: −$750
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$4,361
• Taxable loss: −$1,795
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $1,161/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

2 events — show timeline

• 2026-05-15 Pending — WNYREIS
• 2026-05-07 Listed $149,900 WNYREIS

Property tax history

+11.6%/yr

Latest (2025): $1,721 · -30.1% YoY. Source: county tax records.