100 Boulevard Ave · Celoron, NY 14720

$147,000

2 bd · 1.0 ba · 974 sqft · SingleFamily public records · 3 Days on market

Built 1948 4,059 sqft lot Est $127k · 16% over

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +6.9/10.0
• Schools +4.3/10.0
• Appreciation +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0

Listing remarks MLS

Perfect place for your summer getaways, airbnb, first time buyers, or looking to downsize. This 2bdrm 1 bath home has a lot to offer with its location. Take a short stroll to Lucille Ball Park, Chautauqua Harbor Hotel or Chautauqua Lake at the end of the street. Detached 2 car garage is the perfect size to store your kayaks, boat, bikes, and/or car. This property offers cheap taxes, BPU utilities, and Southwestern school district. First floor laundry and completely remodeled bathroom. The possibilities for this adorable home are endless.

Key facts

• New siding
• New flooring
• New gutters

Tags

• REMODELED HOME
• NEW SIDING
• NEW GUTTERS
• NEW FLOORING
• INTERIOR PAINTING
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).

Location & tenants

• Location reads 73/100 on livability (#320 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Southwestern Central School District At Jamestown (town): math 45% / reading 56% proficiency, ranked #373 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.3%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chautauqua County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.3% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $76k; list at $147k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,000

Questions for the listing agent

1. Built in 1948 — 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. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $126,620
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 E Duquesne	0.19mi	2/1.5	1,042 (+7%)	13mo	$111,300	$107	67
66 Waverly Ave	0.15mi	2/1.0	836 (-14%)	8mo	$110,000	$132	62
3418 Park St	0.33mi	3/1.5 (+1)	960 (-1%)	23mo	$125,000	$130	56
86 Louisa Ave	0.71mi	3/1.0 (+1)	960 (-1%)	6mo	$144,900	$151	54
53 E Livingston Ave	0.24mi	2/1.0	848 (-13%)	21mo	$115,000	$136	49
41 Butler Ave Unit WE	0.45mi	2/1.0	1,080 (+11%)	15mo	$116,000	$107	48
3331 Old Fluvanna Rd	0.61mi	2/1.0	1,098 (+13%)	4mo	$185,500	$169	47
114 Merlin Ave	0.69mi	3/1.0 (+1)	910 (-7%)	10mo	$115,000	$126	44
71 W Duquesne St	0.49mi	3/1.5 (+1)	866 (-11%)	22mo	$50,000	$58	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $6,169
• Equity at exit: $26,709

10-year hold

• IRR: 12.0%
• Equity multiple: 2.02×
• Total profit: $42,165
• Equity at exit: $21,095

Cash invested: $41,160 (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 14720

• Home prices YoY: -0.9%
• Active inventory: 4
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $400

Break-even live

Break-even rent $1,244

Max offer price $147,000

Occupancy floor 72%

Sensitivity live

Price	-10% $483	-5% $442	+0% $400	+5% $358	+10% $317
Rent	-10% $262	-5% $331	+0% $400	+5% $469	+10% $538
Rate	-1.0pp $474	-0.5pp $437	base $400	+0.5pp $362	+1.0pp $323

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2887 Fluvanna Townline Rd Jamestown, NY	1.0	1.0	820	$1,750	$2.13	44d	1	1.26mi

Listing history 8 events

1. 2026-04-26
   status Pending
2. 2026-04-23
   listed $147,000 Active
3. 2021-01-25
   soldstatus $76,500 Closed Sale or Rented 543-char remark

   Show marketing remark (543 chars)

   Perfect place for your summer getaways, airbnb, first time buyers, or looking to downsize. This 2bdrm 1 bath home has a lot to offer with its location. Take a short stroll to Lucille Ball Park, Chautauqua Harbor Hotel or Chautauqua Lake at the end of the street. Detached 2 car garage is the perfect size to store your kayaks, boat, bikes, and/or car. This property offers cheap taxes, BPU utilities, and Southwestern school district. First floor laundry and completely remodeled bathroom. The possibilities for this adorable home are endless.

4. 2021-01-22
   soldstatus $76,500
5. 2020-09-30
   status Pending Sale 543-char remark

   Show marketing remark (543 chars)

   Perfect place for your summer getaways, airbnb, first time buyers, or looking to downsize. This 2bdrm 1 bath home has a lot to offer with its location. Take a short stroll to Lucille Ball Park, Chautauqua Harbor Hotel or Chautauqua Lake at the end of the street. Detached 2 car garage is the perfect size to store your kayaks, boat, bikes, and/or car. This property offers cheap taxes, BPU utilities, and Southwestern school district. First floor laundry and completely remodeled bathroom. The possibilities for this adorable home are endless.

6. 2020-09-27
   status Under Contract- Do Not Show 543-char remark

   Show marketing remark (543 chars)

   Perfect place for your summer getaways, airbnb, first time buyers, or looking to downsize. This 2bdrm 1 bath home has a lot to offer with its location. Take a short stroll to Lucille Ball Park, Chautauqua Harbor Hotel or Chautauqua Lake at the end of the street. Detached 2 car garage is the perfect size to store your kayaks, boat, bikes, and/or car. This property offers cheap taxes, BPU utilities, and Southwestern school district. First floor laundry and completely remodeled bathroom. The possibilities for this adorable home are endless.

7. 2020-09-17
   historical Continue to Show- Under Contract 543-char remark

   Show marketing remark (543 chars)

   Perfect place for your summer getaways, airbnb, first time buyers, or looking to downsize. This 2bdrm 1 bath home has a lot to offer with its location. Take a short stroll to Lucille Ball Park, Chautauqua Harbor Hotel or Chautauqua Lake at the end of the street. Detached 2 car garage is the perfect size to store your kayaks, boat, bikes, and/or car. This property offers cheap taxes, BPU utilities, and Southwestern school district. First floor laundry and completely remodeled bathroom. The possibilities for this adorable home are endless.

8. 2020-09-09
   listed $79,900 Active 543-char remark

   Show marketing remark (543 chars)

   Perfect place for your summer getaways, airbnb, first time buyers, or looking to downsize. This 2bdrm 1 bath home has a lot to offer with its location. Take a short stroll to Lucille Ball Park, Chautauqua Harbor Hotel or Chautauqua Lake at the end of the street. Detached 2 car garage is the perfect size to store your kayaks, boat, bikes, and/or car. This property offers cheap taxes, BPU utilities, and Southwestern school district. First floor laundry and completely remodeled bathroom. The possibilities for this adorable home are endless.

ⓘ 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: $1,804 · $150/mo
• Projected year-2 tax: $2,144 · $179/mo
• Expected delta: +$340/yr (+$28/mo · 18.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$8,234
• − Property taxes: −$1,804
• − Insurance: −$735
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,276
• Taxable income: $2,591
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $4,179/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: Southwestern Central School District At Jamestown
• NCES district ID: 3627660
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $50,567
• Composite: 43.21/100
• National rank: #3062
• State rank: #373 of 590 in NY

Livability — Celoron

• Score: 73/100
• State rank: #320
• US rank: #5307

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Celoron, NY
• City population: 853
• Population (ZIP): 853

Population outlook (Chautauqua County) Hauer SSP2

• Today (2025): 123,454 people
• By 2030: 118,509 · -4.0%
• By 2040: 107,311 · -13.1%
• By 2050: 96,703 · -21.7%
• By 2075: 76,757 · -37.8%
• By 2100: 60,984 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 6% Slovak 4% Iranian 4%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Vietnamese 1%

Political lean MEDSL · Chautauqua

• 2024 margin: Strong R (+22.0) · D 39.0% · R 61.0%
• 2008→2024 swing: -22.9pp toward R · 2008: 0.9pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.8 2016: R+24.6 2012: R+8.2 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.27%
• Current HPI: 249.0282
• Rent YoY: —
• Metro: —
• 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

+84.0% since first listed

8 events — show timeline

• 2026-04-26 Pending — UNYREIS
• 2026-04-23 Listed $147,000 UNYREIS
• 2021-01-25 Sold (MLS) $76,500 UNYREIS
• 2021-01-22 Sold (Public Records) $76,500 Public Records
• 2020-09-30 Pending — UNYREIS
• 2020-09-27 Pending — UNYREIS
• 2020-09-17 Contingent — UNYREIS
• 2020-09-09 Listed $79,900 UNYREIS

Property tax history

+13.0%/yr

Latest (2025): $1,804 · +2.3% YoY. Source: county tax records.