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    Niagara Falls Multifamily Investment

    2204 La Salle Avenue Niagara Falls, NY 14301

    2204 La Salle Avenue, Niagara Falls, NY, 14301
    $199,900
    For Sale
    Claim this Listing
    $199,900

    MULTI_FAMILY - Niagara Falls, NY

    Property Size2,340 SF
    Lot Size0.09 Acres
    Price / SF$85.43
    AddedMay 13
    Days on Market64
    Last RefreshJul 15 at 5:06 am

    Property Features for 2204 La Salle Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    6
    Bathrooms
    2
    Rooms
    Bedroom 1, Bedroom 6, Bedroom 4, Bedroom 3, Bathroom 2, Bedroom 2, Basement, Bedroom 5, Bathroom 1
    Parking features
    On Street
    Appliances
    GasWaterHeater
    Standard status
    Active
    APN
    291100-144-073-0001-055-000
    Size
    2,340 SF
    Lot size
    0.09 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2775

    Utilities

    Heating system
    Forced Air, Natural Gas
    Water source
    Public

    Building Details

    Year built
    1900
    Floors in Building
    2
    Number of units
    2
    Building materials
    CompositeSiding

    Listing agent Frank A Pietrangeli License #30PI0692526

    Listing office Hooper Realty 742 Main Street, Niagara Falls, NY

    Listing date May 13, 2026

    MLS# B1679952 Listing URL

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Investment Insights

    Based on property information with market context.

    This multifamily property in Niagara Falls, New York, presents a strong investment opportunity with potential for rental income and long-term appreciation. The property features a functional layout with spacious rooms and solid fundamentals. Located near shopping, public transportation, and major roadways, the property is well-positioned to attract tenants. The property is a desirable 3/3 double. The property is in good condition with a long-term upper tenant. The upper unit currently rents for $1200 per month. The property is close to Hyde Park, shopping, public transportation, and schools. The lot size is 0.0854 acres, and the property size is 2340 square feet. The property is located in Niagara County. With updates, investors can increase both rental income and overall property value. The yard enhances tenant appeal and marketability. This property is a smart addition to an investment portfolio in an active rental market.

    Key Highlights

    • Strong rental income potential with current upper tenant paying $1200/month.
    • Located in the heart of Niagara Falls, close to Hyde Park, shopping, public transportation, and schools.
    • Opportunity for increased rental income (potential range of $1100-$1400) through modest updates.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $35.7k $15.24
    − Vacancy −$2.5k −$1.07
    EGI $33.2k $14.17
    − OpEx −$14.9k −$6.38
    NOI $18.2k $7.80
    2,340 SF · lease $15.24/SF/yr · vacancy 7.00% · expense 45.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $293.6K
    $256.9K – $342.5K (±1% cap)
    NOI $20,551 @ 7.0% cap · market cap 10.28%
    Second Best
    Apartment 5plus
    $260.6K
    $228.0K – $304.0K (±1% cap)
    NOI $18,241 @ 7.0% cap · market cap 9.13%
    Theoretical Best
    Warehouse
    $1.99M
    $1.74M – $2.32M (±1% cap)
    NOI $139,180 @ 7.0% cap · market cap 69.62%
    Zoning and permitted uses should be independently verified with local authorities.

    Property Analytics

    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Skin Care Clinic Parking Lot & Garage Electrical Service Real Estate Agency (Bike/Boat/Book/etc) Store Acupuncture Locksmith Daycare Center Dental Office Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

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    FAQs

    What type of property is this?
    Duplex - Multifamily property with income potential near amenities.
    Where is this duplex located?
    The property is located at 2204 La Salle Avenue Niagara Falls, NY.
    What is the asking price?
    The asking price for this property is $199,900.
    What are key features of this property?
    This property features: Strong rental income potential with current upper tenant paying $1200/month.; Located in the heart of Niagara Falls, close to Hyde Park, shopping, public transportation, and schools.; Opportunity for increased rental income (potential range of $1100-$1400) through modest updates.
    Contact an agent
    (716) 531-3080
    We can help!
    Contact an agent
    Frank A Pietrangeli
    Real Estate License ID: 30PI0692526
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