144 Main St E · East Randolph, NY 14772

$149,500

4 bd · 2.0 ba · 3,080 sqft · SingleFamily public records · 261 Days on market

Built 1855 0.52 ac lot $49/sqft · 51% below area

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Why this score? — see what drove the D+ 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 +11.4/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Please check out the updated photos. Charming five-bedroom home in the heart of Randolph. Set on the main drag, this home is centrally located, offering close proximity to the best parts of Randolph, with easy access to I-86. Inside, the home features touches of natural wood throughout, as well as some hardwood floors. The main floor features a spacious country kitchen with warm wood paneling and ample counter space. The dining room is adorned with warm-toned wood paneling and features excellent natural light. The living room is spacious and cozy with a bay window, glass doors onto the deck, and a beautiful decorative stone fireplace with a mantle. There is also a recreation room on the main floor, which could also be used as a second living room. The primary bedroom is on the main floor of the home and offers his and hers closets. Upstairs, there are four more bedrooms and a half-bath. Outside, the home has a covered porch and a deck to enjoy the outside. Also included is a shed in the backyard. The property is being split off from a larger parcel. There is a picture of the property outline in the attachments. Please make sure your realtor shows you a copy of this.

Key facts

• Country kitchen
• Covered porch
• Deck

Tags

• COUNTRY KITCHEN
• NATURAL WOOD
• HARDWOOD FLOORS
• DECORATIVE STONE FIREPLACE
• COVERED PORCH
• DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-52 ($-619/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.7% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#987 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D, crime F.
• Randolph Central School District (rural): math 46% / reading 57% proficiency, ranked #370 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.1% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $150k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1855 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,560 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1855 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 8.7

CMA / ARV

• ARV (median comp): $306,170
• List price: $149,500
• Delta: -51.17%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

8.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.43×
• Total profit: $59,685
• Equity at exit: $114,935

10-year hold

• IRR: 18.0%
• Equity multiple: 5.20×
• Total profit: $175,890
• Equity at exit: $229,449

Cash invested: $41,860 (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 14772

• Home prices YoY: 2.7%
• Active inventory: 15
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$331 /mo · $3,975/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-52

Break-even live

Break-even rent $1,491

Max offer price $140,388

Occupancy floor 99%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $149,500 Active 261 DOM
2. 2026-06-17
   days on market $149,500 Active 260 DOM
3. 2026-06-16
   days on market $149,500 Active 259 DOM
4. 2026-06-15
   days on market $149,500 Active 258 DOM
5. 2026-06-13
   days on market $149,500 Active 256 DOM
6. 2026-06-12
   days on market $149,500 Active 255 DOM
7. 2026-06-09
   days on market $149,500 Active 252 DOM
8. 2026-06-08
   days on market $149,500 Active 251 DOM
9. 2026-06-07
   days on market $149,500 Active 250 DOM
10. 2026-06-07
    days on market $149,500 Active 249 DOM
11. 2026-06-04
    days on market $149,500 Active 246 DOM
12. 2026-06-02
    days on market $149,500 Active 245 DOM
13. 2026-06-01
    days on market $149,500 Active 244 DOM
14. 2026-05-31
    days on market $149,500 Active 243 DOM
15. 2026-03-31
    price $149,500 1184-char remark

    Show marketing remark (1184 chars)

    Please check out the updated photos. Charming five-bedroom home in the heart of Randolph. Set on the main drag, this home is centrally located, offering close proximity to the best parts of Randolph, with easy access to I-86. Inside, the home features touches of natural wood throughout, as well as some hardwood floors. The main floor features a spacious country kitchen with warm wood paneling and ample counter space. The dining room is adorned with warm-toned wood paneling and features excellent natural light. The living room is spacious and cozy with a bay window, glass doors onto the deck, and a beautiful decorative stone fireplace with a mantle. There is also a recreation room on the main floor, which could also be used as a second living room. The primary bedroom is on the main floor of the home and offers his and hers closets. Upstairs, there are four more bedrooms and a half-bath. Outside, the home has a covered porch and a deck to enjoy the outside. Also included is a shed in the backyard. The property is being split off from a larger parcel. There is a picture of the property outline in the attachments. Please make sure your realtor shows you a copy of this.

16. 2025-11-14
    price $158,000 1184-char remark

    Show marketing remark (1184 chars)

    Please check out the updated photos. Charming five-bedroom home in the heart of Randolph. Set on the main drag, this home is centrally located, offering close proximity to the best parts of Randolph, with easy access to I-86. Inside, the home features touches of natural wood throughout, as well as some hardwood floors. The main floor features a spacious country kitchen with warm wood paneling and ample counter space. The dining room is adorned with warm-toned wood paneling and features excellent natural light. The living room is spacious and cozy with a bay window, glass doors onto the deck, and a beautiful decorative stone fireplace with a mantle. There is also a recreation room on the main floor, which could also be used as a second living room. The primary bedroom is on the main floor of the home and offers his and hers closets. Upstairs, there are four more bedrooms and a half-bath. Outside, the home has a covered porch and a deck to enjoy the outside. Also included is a shed in the backyard. The property is being split off from a larger parcel. There is a picture of the property outline in the attachments. Please make sure your realtor shows you a copy of this.

17. 2025-09-30
    listed $159,900 Active 1184-char remark

    Show marketing remark (1184 chars)

    Please check out the updated photos. Charming five-bedroom home in the heart of Randolph. Set on the main drag, this home is centrally located, offering close proximity to the best parts of Randolph, with easy access to I-86. Inside, the home features touches of natural wood throughout, as well as some hardwood floors. The main floor features a spacious country kitchen with warm wood paneling and ample counter space. The dining room is adorned with warm-toned wood paneling and features excellent natural light. The living room is spacious and cozy with a bay window, glass doors onto the deck, and a beautiful decorative stone fireplace with a mantle. There is also a recreation room on the main floor, which could also be used as a second living room. The primary bedroom is on the main floor of the home and offers his and hers closets. Upstairs, there are four more bedrooms and a half-bath. Outside, the home has a covered porch and a deck to enjoy the outside. Also included is a shed in the backyard. The property is being split off from a larger parcel. There is a picture of the property outline in the attachments. Please make sure your realtor shows you a copy of this.

18. 2025-02-18
    soldstatus $41,000
19. 2006-11-08
    soldstatus $85,000
20. 2006-03-02
    listed $99,900

ⓘ 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: $3,975 · $331/mo
• Projected year-2 tax: $3,975 · $331/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥91°F today · 18 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: $17,104
• − Mortgage interest: −$8,374
• − Property taxes: −$3,975
• − Insurance: −$748
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,349
• Taxable loss: −$3,079
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $120/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: Randolph Central School District
• NCES district ID: 3624090
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 57% ▲ 6.00%
• Median HH income: $42,406
• Composite: 43.26/100
• National rank: #3053
• State rank: #370 of 590 in NY

Livability — East Randolph

• Score: 60/100
• State rank: #987
• US rank: #19319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Randolph, NY
• Population (ZIP): 4,431

Population outlook (Cattaraugus County) Hauer SSP2

• Today (2025): 71,623 people
• By 2030: 67,751 · -5.4%
• By 2040: 59,488 · -16.9%
• By 2050: 51,601 · -28.0%
• By 2075: 35,025 · -51.1%
• By 2100: 21,243 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Polish 5% Iranian 5% Romanian 4%
• Foreign-born: 0%
• Languages at home: 87% English-only · German/W. Germanic 11% French/Haitian/Cajun 1%

Political lean MEDSL · Cattaraugus

• 2024 margin: Solid R (+32.8) · D 33.6% · R 66.4%
• 2008→2024 swing: -22.2pp toward R · 2008: -10.6pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.5 2016: R+34.4 2012: R+13.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.13%
• Current HPI: 306.799
• 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

+49.6% since first listed

6 events — show timeline

• 2026-03-31 Price Changed $149,500 UNYREIS
• 2025-11-14 Price Changed $158,000 UNYREIS
• 2025-09-30 Listed $159,900 UNYREIS
• 2025-02-18 Sold (Public Records) $41,000 Public Records
• 2006-11-08 Sold (Public Records) $85,000 Public Records
• 2006-03-02 Listed $99,900 UNYREIS

Property tax history

+0.1%/yr

Latest (2025): $3,975 · +6.0% YoY. Source: county tax records.