Can Niagara Falls recover like Buffalo, NY?

Question

Hi,

I read these short articles regarding a redevelopment project in Niagara Falls, NY by Niagara Global Tourism Institute:

https://www.bizjournals.com/buffalo/news/2018/03/0...

http://news.wbfo.org/post/niagara-global-tourism-i...

I know extremely little about Niagara Falls except the Seneca casino and some tourism spots, which is a huge contrast compare to the Canadian side. The main street (Pine Ave) and the surrounding neighborhood of the casino, where the building in the article locates, appear to be run down and dangerous.

I attended quite a few open houses across Kenmore, North Buffalo and Westside last weekend and feel that the housing market in Buffalo, NY is still very hot. Is Niagara Falls a good alternative given there is some signs of redevelopment lead big player?

I will greatly appreciate it if you can share your thoughts. Thank you.

John McCloy · Answer

All, I agree very much with what Paul Dolan mentioned last year, regarding Niagara Falls, NY.  I’ve noticed prices on the low-end houses in Niagara Falls continue to increase gradually, with many good deals still out there.

I am an out-of-state investor, visiting the city once or twice a year, checking on properties while on a mini-vacation.  I like the city.  Compared to other big cities I’ve lived or invested in, the crime in the city seems relative, have not been turned off by it.  In the city’s depressed economic state, I see opportunity.  Each time I visit I see the city continue to improve.

I own 3 properties in Niagara Falls, NY.I have a Triplex and a single-family house that have been rented out for a few years now. And I have a 3rd property that is still, slowly, being renovated. My rented properties have done well; just one eviction that was resolved smoothly by the PM.  These properties are the only ones in my rental portfolio that have Sec 8 tenants.  But I’ve been pleased with the program and results so far.  There seems to be several rent assistance programs helping low-income tenants.  Received 1099-Misc forms for rental income from City of Niagara Falls Section 8 Program, County of Niagara, and Community Missions.

The city is working hard to improve.  The landlord rental property registration mentioned being just one initiative.  Though I continue to be intrigued and interested in Niagara Falls, I am cautious.  For me, I have invested just enough to be able to learn the low-end/Sec 8 rental market and monitor/establish a network in the city.  Most of my rental properties are elsewhere (Houston, TX, Richmond, VA, Poughkeepsie, NY, and central FL), but my experience with Niagara Falls has been enjoyable so far.

Robert Gannon · Answer

Hi Guys, Niagara falls is an interesting area. I know that the city is planning on doing some commercial developments to try and bring it up to the same standards as the Canadian side. One of my business partners develops hotels and they are receiving excellent deals for developing the area. Could indicate future growth?

Denice S. · Answer

It’s a viable option if you’re willing to be a pioneer investor.  You’d likely have to get involved in task force initiatives, block clubs, community groups, get police involvement etc.   At the very least, you must be willing to aggressively manage your properties and you’d be wise to be well versed in all the problem categories of being a landlord.

If you have no such ambitions or experience, steer clear.   Reevaluate every 3 to 5 years.

Hai Loc · Answer

@Paul Dolan   you want to chime in

Steven B. · Answer

Any new insights on Niagara Falls NY. I’m from the canadian side and just blown up over here.

Paul Dolan · Answer

Niagara Falls prices have been edging up to be sure but there are still many deals to be had.  You have to be careful about all the usual issues of course but you can cash flow in no time.  It's not really a dangerous city at all.  I think it will be another 10-15 years easily before Niagara Falls gets fully back on its feet but it is getting there slowly.  If you invest now you stand to grow with the city.

That said you do have to be careful when you are buying the property.  Check the electric, check the mechanicals, be absolutely sure you're not buying something that will cost as much to renovate as you paid for it. There are a ton of gems in the city you can get for a song but there are many money pits as well.

The city has been cracking down on the absentee landlords that caused many of the issues in the city.  People would buy a house, get it rented for next to nothing ($300 rents were common) and let it ride.  Now the city has the "Landlord Rental & Property Owner Registration Ordinance" that is supposed to keep track of non-owner occupied rentals and prevent properties from being abandoned while being rented or being occupied while the landlord lists them as vacant.  Things have improved since the law went into effect.

Martin Grizzanti · Answer

Does anyone have any properties in that area?

David Niles · Answer

It is starting to turn...slowly, lots of business activity and commercial property going up and being renovated which with time will trickle over into the residential.  I personally wouldnt touch it yet but depends on your game plan for how long you want to hold and wait.

Can Niagara Falls recover like Buffalo, NY?

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