19 W Main St · Brocton, NY 14716

$139,900

2 bd · 2.0 ba · 3,843 sqft · MultiFamily public records · 23 Days on market

Built 1928 10,065 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investment opportunity in the Village of Brocton! This 3-unit apartment building features separate entrances for each unit, with tenants paying their own electric and gas utilities. Public water and sewer. Convenient parking available in the adjacent village parking lot. Great potential for investors looking to add or start their portfolio!

Key facts

• Separate entrances
• Convenient parking
• 0.23 acre lot

Tags

• 3 UNIT APARTMENT BUILDING
• SEPARATE ENTRANCES
• TENANTS PAYING UTILITIES
• PUBLIC WATER AND SEWER
• CONVENIENT PARKING

Property features AI

Finance

• Other: Multi-family property with 3 units total
• Financial info: Operating expenses include water/sewer; Owner pays water (see remarks)

Exterior

• Parking: See remarks for parking details
• Utilities: Public water connected; Sewer connected; Cable available
• Home design: Two-story building; Existing/resale property
• Construction: Vinyl siding exterior
• Exterior features: Rectangular lot with 61 x 165 dimensions; Road frontage on a main thoroughfare

Interior

• Kitchen: Electric water heater
• Bedrooms: Multi-unit property with 3 total units
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: Three full bathrooms (total)
• Heating & cooling: Electric and gas heating; Baseboard heating; Forced air; Radiators
• Interior features: Partial basement; Carpet and vinyl flooring; varies by area
• Laundry & utility: Separate electric and gas meters for each unit (3 of each)

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $587/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#805 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Brocton Central School District (rural): math 24% / reading 30% proficiency, ranked #584 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $967 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 (-1.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $140k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.48% ✓
• Cap rate: 21.40%
• Cash-on-cash: 53.97%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.4%
• Equity multiple: 3.45×
• Total profit: $95,981
• Equity at exit: $27,653

10-year hold

• IRR: 57.6%
• Equity multiple: 6.97×
• Total profit: $234,028
• Equity at exit: $24,093

Cash invested: $39,172 (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 14716

• Home prices YoY: -0.6%
• Active inventory: 12
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,474 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $1,762

Break-even live

Break-even rent $1,244

Max offer price $139,900

Occupancy floor 44%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$3,474
Total (3 units)			$3,474

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $139,900 Active 23 DOM
2. 2026-06-17
   days on market $139,900 Active 22 DOM
3. 2026-06-16
   days on market $139,900 Active 21 DOM
4. 2026-06-15
   days on market $139,900 Active 20 DOM
5. 2026-06-13
   days on market $139,900 Active 18 DOM
6. 2026-06-12
   days on market $139,900 Active 17 DOM
7. 2026-06-09
   days on market $139,900 Active 14 DOM
8. 2026-06-08
   days on market $139,900 Active 13 DOM
9. 2026-06-07
   days on market $139,900 Active 12 DOM
10. 2026-06-07
    days on market $139,900 Active 11 DOM
11. 2026-06-04
    days on market $139,900 Active 8 DOM
12. 2026-06-02
    days on market $139,900 Active 7 DOM
13. 2026-06-01
    days on market $139,900 Active 6 DOM
14. 2026-05-31
    days on market $139,900 Active 5 DOM
15. 2026-05-26
    listed $139,900 Active
16. 2005-09-13
    soldstatus $30,000

ⓘ 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: $2,290 · $191/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: +$37/yr (+$3/mo · 1.6%)

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

Taxation est. · year 1

• Rental income: $41,688
• − Mortgage interest: −$7,837
• − Property taxes: −$2,290
• − Insurance: −$700
• − Repairs & maintenance: −$3,335
• − Management: −$3,335
• − Depreciation: −$4,070
• Taxable income: $20,122
• Est. tax owed @ 24.0%: −$4,829
• After-tax cash flow: $16,311/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: Brocton Central School District
• NCES district ID: 3605610
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $39,147
• Composite: 22.66/100
• National rank: #8051
• State rank: #584 of 590 in NY

Livability — Brocton

• Score: 63/100
• State rank: #805
• US rank: #15577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brocton, NY
• City population: 2,343
• Population (ZIP): 2,343

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Black 10% Two or more races 9% Native American 1%
• Hispanic origin (detail): Puerto Rican 12%
• Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -1.93%
• Current HPI: 333.6367
• 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

+366.3% since first listed

2 events — show timeline

• 2026-05-26 Listed $139,900 UNYREIS
• 2005-09-13 Sold (Public Records) $30,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,290 · +1.3% YoY. Source: county tax records.