486 103rd St · Niagara Falls, NY 14304

$135,000

2 bd · 2.0 ba · 1,988 sqft · SingleFamily public records · 74 Days on market

Built 1940 10,400 sqft lot $68/sqft · 54% below area

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +5.8/10.0
• 1% rule +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-family home in Wheatfield near Niagara Falls, offering spacious living and dining areas perfect for everyday comfort and entertaining. This property features a generously sized bathroom and sits on a nice-sized lot, providing plenty of outdoor potential. Lot size more then10000 square feet Recently updated with new electrical panels for added peace of mind. Ideal opportunity for first-time home buyers or investors looking to add to their portfolio. Don’t miss this versatile and well-located home!

Key facts

• Nice-sized lot
• 0.24 acre lot
• Garage

Tags

• GENEROUSLY SIZED BATHROOM
• NICE-SIZED LOT
• NEW ELECTRICAL PANELS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $127k (5.8% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.

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-Wheatfield Central School District (rural): math 64% / reading 70% proficiency, ranked #163 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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

• It's been on market 74 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.94% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $291,303
• List price: $135,000
• Delta: -53.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9115 Griffon Ave	0.64mi	3/1.5 (+1)	1,825 (-8%)	12mo	$271,000	$148	40
9129 Rivershore Dr	0.70mi	2/2.0	1,716 (-14%)	19mo	$520,000	$303	29

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-12,095
• Equity at exit: $20,129

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,974
• Equity at exit: $11,672

Cash invested: $37,800 (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 14304

• Active inventory: 142
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $154

Break-even live

Break-even rent $1,076

Max offer price $135,000

Occupancy floor 83%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 87th St Niagara Falls, NY	1.0	1.0	2145	$1,200	$0.56	2d	1	1.08mi

Listing history 23 events

1. 2026-06-18
   days on market $135,000 Active 74 DOM
2. 2026-06-17
   days on market $135,000 Active 73 DOM
3. 2026-06-16
   days on market $135,000 Active 72 DOM
4. 2026-06-15
   days on market $135,000 Active 71 DOM
5. 2026-06-13
   days on market $135,000 Active 69 DOM
6. 2026-06-10
   days on market $135,000 Active 66 DOM
7. 2026-06-09
   days on market $135,000 Active 65 DOM
8. 2026-06-08
   days on market $135,000 Active 64 DOM
9. 2026-06-07
   days on market $135,000 Active 63 DOM
10. 2026-06-03
    days on market $135,000 Active 59 DOM
11. 2026-06-02
    days on market $135,000 Active 58 DOM
12. 2026-06-01
    days on market $135,000 Active 57 DOM
13. 2026-05-31
    days on market $135,000 Active 56 DOM
14. 2026-04-06
    listed $135,000 Active 523-char remark

    Show marketing remark (523 chars)

    Charming single-family home in Wheatfield near Niagara Falls, offering spacious living and dining areas perfect for everyday comfort and entertaining. This property features a generously sized bathroom and sits on a nice-sized lot, providing plenty of outdoor potential. Lot size more then10000 square feet Recently updated with new electrical panels for added peace of mind. Ideal opportunity for first-time home buyers or investors looking to add to their portfolio. Don’t miss this versatile and well-located home!

15. 2023-04-13
    soldstatus $55,000 Closed Sale or Rented 581-char remark

    Show marketing remark (581 chars)

    Character & potential abounds in this 1900+ sq ft INVESTOR SPECIAL. This 3 beds, 1.5 bath home is located in the Niagara-Wheatfield School District. Entertain guests with the large kitchen and living area with an abundance of natural light and high ceilings throughout. Sit on the back deck sipping your morning coffee in the secluded, fully fenced yard. Live worry free with the newer, high efficiency furnace. Sitting on the edge of Niagara Falls, this LOW TAXED property is just minutes away from the Niagara Falls International Airport, Grand Island, and North Tonawanda.

16. 2023-04-13
    soldstatus $55,000

    Show marketing remark (581 chars)

    Character & potential abounds in this 1900+ sq ft INVESTOR SPECIAL. This 3 beds, 1.5 bath home is located in the Niagara-Wheatfield School District. Entertain guests with the large kitchen and living area with an abundance of natural light and high ceilings throughout. Sit on the back deck sipping your morning coffee in the secluded, fully fenced yard. Live worry free with the newer, high efficiency furnace. Sitting on the edge of Niagara Falls, this LOW TAXED property is just minutes away from the Niagara Falls International Airport, Grand Island, and North Tonawanda.

17. 2022-08-25
    status Pending Sale 581-char remark

    Show marketing remark (581 chars)

    Character & potential abounds in this 1900+ sq ft INVESTOR SPECIAL. This 3 beds, 1.5 bath home is located in the Niagara-Wheatfield School District. Entertain guests with the large kitchen and living area with an abundance of natural light and high ceilings throughout. Sit on the back deck sipping your morning coffee in the secluded, fully fenced yard. Live worry free with the newer, high efficiency furnace. Sitting on the edge of Niagara Falls, this LOW TAXED property is just minutes away from the Niagara Falls International Airport, Grand Island, and North Tonawanda.

18. 2022-08-19
    status Under Contract- Do Not Show 581-char remark

    Show marketing remark (581 chars)

    Character & potential abounds in this 1900+ sq ft INVESTOR SPECIAL. This 3 beds, 1.5 bath home is located in the Niagara-Wheatfield School District. Entertain guests with the large kitchen and living area with an abundance of natural light and high ceilings throughout. Sit on the back deck sipping your morning coffee in the secluded, fully fenced yard. Live worry free with the newer, high efficiency furnace. Sitting on the edge of Niagara Falls, this LOW TAXED property is just minutes away from the Niagara Falls International Airport, Grand Island, and North Tonawanda.

19. 2022-08-15
    price $59,900 581-char remark

    Show marketing remark (581 chars)

    Character & potential abounds in this 1900+ sq ft INVESTOR SPECIAL. This 3 beds, 1.5 bath home is located in the Niagara-Wheatfield School District. Entertain guests with the large kitchen and living area with an abundance of natural light and high ceilings throughout. Sit on the back deck sipping your morning coffee in the secluded, fully fenced yard. Live worry free with the newer, high efficiency furnace. Sitting on the edge of Niagara Falls, this LOW TAXED property is just minutes away from the Niagara Falls International Airport, Grand Island, and North Tonawanda.

20. 2022-08-15
    status Active 581-char remark

    Show marketing remark (581 chars)

    Character & potential abounds in this 1900+ sq ft INVESTOR SPECIAL. This 3 beds, 1.5 bath home is located in the Niagara-Wheatfield School District. Entertain guests with the large kitchen and living area with an abundance of natural light and high ceilings throughout. Sit on the back deck sipping your morning coffee in the secluded, fully fenced yard. Live worry free with the newer, high efficiency furnace. Sitting on the edge of Niagara Falls, this LOW TAXED property is just minutes away from the Niagara Falls International Airport, Grand Island, and North Tonawanda.

21. 2022-08-01
    status Under Contract- Do Not Show 581-char remark

    Show marketing remark (581 chars)

    Character & potential abounds in this 1900+ sq ft INVESTOR SPECIAL. This 3 beds, 1.5 bath home is located in the Niagara-Wheatfield School District. Entertain guests with the large kitchen and living area with an abundance of natural light and high ceilings throughout. Sit on the back deck sipping your morning coffee in the secluded, fully fenced yard. Live worry free with the newer, high efficiency furnace. Sitting on the edge of Niagara Falls, this LOW TAXED property is just minutes away from the Niagara Falls International Airport, Grand Island, and North Tonawanda.

22. 2022-06-14
    price $85,000 581-char remark

    Show marketing remark (581 chars)

    Character & potential abounds in this 1900+ sq ft INVESTOR SPECIAL. This 3 beds, 1.5 bath home is located in the Niagara-Wheatfield School District. Entertain guests with the large kitchen and living area with an abundance of natural light and high ceilings throughout. Sit on the back deck sipping your morning coffee in the secluded, fully fenced yard. Live worry free with the newer, high efficiency furnace. Sitting on the edge of Niagara Falls, this LOW TAXED property is just minutes away from the Niagara Falls International Airport, Grand Island, and North Tonawanda.

23. 2022-05-23
    listed $99,000 Active 581-char remark

    Show marketing remark (581 chars)

    Character & potential abounds in this 1900+ sq ft INVESTOR SPECIAL. This 3 beds, 1.5 bath home is located in the Niagara-Wheatfield School District. Entertain guests with the large kitchen and living area with an abundance of natural light and high ceilings throughout. Sit on the back deck sipping your morning coffee in the secluded, fully fenced yard. Live worry free with the newer, high efficiency furnace. Sitting on the edge of Niagara Falls, this LOW TAXED property is just minutes away from the Niagara Falls International Airport, Grand Island, and North Tonawanda.

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,658 · $138/mo
• Expected delta: +$624/yr (+$52/mo · 60.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,257
• − Mortgage interest: −$7,562
• − Property taxes: −$1,034
• − Insurance: −$675
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,927
• Taxable loss: −$382
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,940/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-Wheatfield Central School District
• NCES district ID: 3620850
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 70% ▲ 10.00%
• Median HH income: $57,051
• Composite: 57.53/100
• National rank: #1067
• State rank: #163 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

• County: Niagara County · 157,377 people
• City population: 62,983
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,208
• Household income: $66,660
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 698.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -231.77%
• Current HPI: 280.3295
• 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

+36.4% since first listed

10 events — show timeline

• 2026-04-06 Listed $135,000 WNYREIS
• 2023-04-13 Sold (Public Records) $55,000 Public Records
• 2023-04-13 Sold (MLS) $55,000 WNYREIS
• 2022-08-25 Pending — WNYREIS
• 2022-08-19 Pending — WNYREIS
• 2022-08-15 Price Changed $59,900 WNYREIS
• 2022-08-15 Relisted — WNYREIS
• 2022-08-01 Pending — WNYREIS
• 2022-06-14 Price Changed $85,000 WNYREIS
• 2022-05-23 Listed $99,000 WNYREIS

Property tax history

+7.8%/yr

Latest (2025): $1,034 · +2.1% YoY. Source: county tax records.