2 Beds
1 Bath
858 SqFt
2 Beds
1 Bath
858 SqFt
Key Details
Property Type Single Family Home
Sub Type Single Family Residence
Listing Status Active
Purchase Type For Sale
Square Footage 858 sqft
Price per Sqft $79
Subdivision Heirs/A Augustus Porter
MLS Listing ID B1691309
Style Cape Cod
Bedrooms 2
Full Baths 1
Construction Status Existing
HOA Y/N No
Year Built 1895
Annual Tax Amount $1,155
Lot Size 1,681 Sqft
Acres 0.0386
Lot Dimensions 28X60
Property Sub-Type Single Family Residence
Property Description
Property Highlights
Size & Layout: 858 sq ft, 2 bedrooms, 1 bath (per tax records), built in 1895 with a full basement, hot air/natural gas heat, central air, and vinyl/aluminum exterior. Includes a covered porch and private driveway.
Zoning: R3-B Multi-Unit Urban — favorable for potential conversion to multi-family or mixed-use, subject to approvals.
Investment ThesisThis is a low-entry-cost fixer-upper or rental play in Niagara Falls, NY, where the broader housing market shows median sale prices around $145k–$170k with homes selling in ~30–35 days.
The property sits on a main corridor (Niagara Street) in an area with ongoing revitalization interest, proximity to the Falls tourism economy, medical facilities (e.g., Niagara Falls Memorial Medical Center), and schools.
Potential Strategies:Rental Income — Stabilize and rent as a single-family home or explore multi-unit conversion given zoning. Local rental demand supports steady cash flow in a market with positive year-over-year rent growth.
Value-Add — Renovate for higher rents or resale; the low basis and assessed value leave room for forced appreciation.
Hold/Long-Term — Benefit from regional tourism spillover, infrastructure improvements, and broader Upstate NY market momentum.
Risks/Considerations: Older construction (1895) may require updates for code compliance, systems, or lead paint/asbestos. South End is a working-class neighborhood — investor-friendly but check local comps and tenant screening. Taxes and holding costs are modest given the low assessment.Overall: Ideal for cash investors or rehab specialists seeking sub-$100k entry in a market with tourism tailwinds and redevelopment upside. Verify condition via inspection and confirm zoning/multi-unit feasibility with the City of Niagara Falls. Comparable small homes on/near Niagara St trade in the low-to-mid $ range, making this a potential bargain with execution.
Location
State NY
County Niagara
Community Heirs/A Augustus Porter
Area Niagara Falls-City-291100
Rooms
Basement Full
Main Level Bedrooms 2
Interior
Interior Features Eat-in Kitchen, Separate/Formal Living Room
Heating Gas, Forced Air
Flooring Varies, Vinyl
Fireplace No
Appliance Gas Water Heater
Exterior
Exterior Feature Gravel Driveway
Utilities Available Sewer Connected, Water Connected
Garage No
Building
Lot Description Rectangular, Rectangular Lot
Story 1
Foundation Block
Sewer Connected
Water Connected, Public
Architectural Style Cape Cod
Level or Stories One
Structure Type Vinyl Siding
Construction Status Existing
Schools
School District Niagara Falls
Others
Senior Community No
Tax ID 291100-159-040-0002-021-000
Acceptable Financing Cash, Private Financing Available, Rehab Financing
Listing Terms Cash, Private Financing Available, Rehab Financing
Special Listing Condition Standard