2 Campbell St W · Westfield, NY 14787

$145,000

4 bd · 1.0 ba · 1,590 sqft · SingleFamily public records · 18 Days on market

Built 1900 0.89 ac lot $91/sqft · 27% below area Est $200k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Appreciation +6.1/10.0
• Schools +5.1/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Location is everything! This 4 bed/1 Bath home with a 2-car detached garage is located on just under an acre of land with the scenic Chautauqua Creek Gorge passing behind the property, and 3 miles from Lake Erie and the Lake Erie Wine Trail! This location is truly serene! Inside the home you will find a first floor bedroom, the recently renovated full-bathroom, and a functional kitchen with laundry set up to make a convenient first floor living. There is a partially finished and spacious mudroom off the kitchen which could be finished and used as an additional living room or office if desired. Upstairs there are three bedrooms and a bonus room that could be used as an additional bedroom or

Key facts

• Functional kitchen
• Bonus room
• First floor bedroom

Tags

• CHAUTAUQUA CREEK GORGE
• FIRST FLOOR BEDROOM
• FUNCTIONAL KITCHEN
• PARTIALLY FINISHED MUDROOM
• BONUS ROOM
• VILLAGE WATER AND SEWER

Property features AI

Exterior

• Parking: Detached garage with electricity; 2 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story existing home
• Construction: Vinyl siding; Asphalt shingle roof; Stone foundation
• Exterior features: Enclosed porch; Porch; Partial fencing; Dirt driveway; Gravel driveway; Access to Chautauqua Creek; River access and stream frontage; Irregular lot (approx. 0.886 acres, dimensions 193 x 200)

Interior

• Kitchen: Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Bedroom on main level; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-13 ($-161/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (14.7% below list).
• Recommended offer: $124k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#364 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: employment D, amenities F, commute F.
• Westfield Central School District (town): math 57% / reading 64% proficiency, ranked #246 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.2% local appreciation)).
• Chautauqua County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,683 (14.7% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (median comp): $199,985
• List price: $145,000
• Delta: -27.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Chestnut St	0.24mi	3/2.0 (-1)	1,542 (-3%)	6mo	$180,200	$117	70
105 Union St	0.61mi	3/2.0 (-1)	1,716 (+8%)	11mo	$161,960	$94	41
96 W Main St	0.73mi	3/3.0 (-1)	1,546 (-3%)	20mo	$92,000	$60	32

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

Projected returns pro-forma

2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.27×
• Total profit: $10,959
• Equity at exit: $59,172

10-year hold

• IRR: 8.4%
• Equity multiple: 2.17×
• Total profit: $47,517
• Equity at exit: $86,757

Cash invested: $40,600 (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 14787

• Home prices YoY: 0.8%
• Active inventory: 31
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$170 /mo · $2,037/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-13

Break-even live

Break-even rent $1,254

Max offer price $142,626

Occupancy floor 96%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-07
   listed $145,000 Active 1079-char remark

ⓘ 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: $2,037 · $170/mo
• Projected year-2 tax: $2,244 · $187/mo
• Expected delta: +$207/yr (+$17/mo · 10.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,842
• − Mortgage interest: −$8,122
• − Property taxes: −$2,037
• − Insurance: −$725
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$4,218
• Taxable loss: −$2,635
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $471/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: Westfield Central School District
• NCES district ID: 3630990
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $41,283
• Composite: 50.63/100
• National rank: #1838
• State rank: #246 of 590 in NY

Livability — Westfield

• Score: 72/100
• State rank: #364
• US rank: #6214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, NY
• City population: 4,863
• Population (ZIP): 4,863

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 (94%)
• Race & ethnicity: White 94% Asian 3% Hispanic / Latino 2% Native American 2%
• Common ancestry: Romanian 7% Iranian 2% Slovak 1%
• Foreign-born: 2% · Vietnam, South Korea
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% German/W. Germanic 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: ▲ 2.25%
• Current HPI: 280.9476
• 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

2 events — show timeline

• 2026-05-25 Pending — UNYREIS
• 2026-05-07 Listed $145,000 UNYREIS

Property tax history

+10.3%/yr

Latest (2025): $2,037 · +0.7% YoY. Source: county tax records.