304 Erie St · Little Valley, NY 14755

$149,900

4 bd · 1.0 ba · 1,489 sqft · SingleFamily public records · 7 Days on market

Built 1925 10,560 sqft lot Est $143k · at est.

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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 +8.6/30.0
• Appreciation +7.9/10.0
• ARV discount +5.3/15.0
• Schools +3.9/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

EVERYTHING THAT YOU NEED IN THE HEART OF THE VILLAGE OF LITTLE VALLEY. UPDATED KITCHEN WITH APPLIANCES INCLUDED. LARGE LIVING ROOM WITH GAS FIREPLACE. FORMAL DINING ROOM. FIRST FLOOR BATH AND BONUS ROOM THAT CAN EASILY BE A BEDROOM, JUST ADD A CLOSET OR ARMOIRE. CLOSET IS IN THE HALL RIGHT OUTSIDE SMALLER BONUS ROOM. SPACIOUS BACKYARD OFF THE DECK. EXTERIOR TRIM PAINT NEEDS SOME ATTENTION. IT IS JUST AN EASY WALK TO RESTAURANTS, POST OFFICE, LIBRARY, AND TO THE PAT MCGEE TRAIL. DON'T MISS THIS OPPORTUNITY AS THERE ARE LIMITED HOMES AVAILABLE FOR SALE IN THE VILLAGE OF LITTLE VALLEY.

Key facts

• Wet bar
• Formal dining space
• Large backyard

Tags

• FIRST FLOOR AMENITIES
• FORMAL DINING SPACE
• WET BAR
• LARGE BACKYARD
• DECK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.4% below list).
• Recommended offer: $127k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#821 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: schools C-, amenities F, commute F.
• Cattaraugus-Little Valley Central School District (rural): math 42% / reading 49% proficiency, ranked #460 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 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 $10k of equity ($1k loan paydown + $9k appreciation (5.8% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y 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 $92k; list at $150k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,801 (15.4% 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 1925 — 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. 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?
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: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $142,944
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 9th St	0.31mi	3/1.0 (-1)	1,461 (-2%)	17mo	$195,000	$133	64
119 9th St	0.26mi	3/1.0 (-1)	1,354 (-9%)	10mo	$130,000	$96	60
113 Fourth St	0.26mi	3/2.0 (-1)	1,521 (+2%)	22mo	$132,000	$87	57

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

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.80×
• Total profit: $33,703
• Equity at exit: $92,693

10-year hold

• IRR: 12.8%
• Equity multiple: 3.53×
• Total profit: $106,109
• Equity at exit: $166,782

Cash invested: $41,972 (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 14755

• Home prices YoY: 1.8%
• Active inventory: 21
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$282 /mo · $3,384/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-129

Break-even live

Break-even rent $1,431

Max offer price $127,139

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-04-03
   status Pending
2. 2026-03-26
   listed $149,900 Active
3. 2024-12-02
   historical
4. 2024-10-18
   status Active
5. 2024-10-18
   price $154,900
6. 2024-09-23
   historical Active Under Contract
7. 2024-09-08
   price $155,000
8. 2024-07-25
   status Active
9. 2024-06-07
   status Pending
10. 2024-06-05
    historical Active Under Contract
11. 2024-06-02
    listed $165,000 Active
12. 2019-01-31
    soldstatus $91,500
13. 2019-01-30
    soldstatus $86,500 Closed Sale or Rented 593-char remark

    Show marketing remark (593 chars)

    EVERYTHING THAT YOU NEED IN THE HEART OF THE VILLAGE OF LITTLE VALLEY. UPDATED KITCHEN WITH APPLIANCES INCLUDED. LARGE LIVING ROOM WITH GAS FIREPLACE. FORMAL DINING ROOM. FIRST FLOOR BATH AND BONUS ROOM THAT CAN EASILY BE A BEDROOM, JUST ADD A CLOSET OR ARMOIRE. CLOSET IS IN THE HALL RIGHT OUTSIDE SMALLER BONUS ROOM. SPACIOUS BACKYARD OFF THE DECK. EXTERIOR TRIM PAINT NEEDS SOME ATTENTION. IT IS JUST AN EASY WALK TO RESTAURANTS, POST OFFICE, LIBRARY, AND TO THE PAT MCGEE TRAIL. DON'T MISS THIS OPPORTUNITY AS THERE ARE LIMITED HOMES AVAILABLE FOR SALE IN THE VILLAGE OF LITTLE VALLEY.

14. 2018-12-19
    status Pending Sale 593-char remark

    Show marketing remark (593 chars)

    EVERYTHING THAT YOU NEED IN THE HEART OF THE VILLAGE OF LITTLE VALLEY. UPDATED KITCHEN WITH APPLIANCES INCLUDED. LARGE LIVING ROOM WITH GAS FIREPLACE. FORMAL DINING ROOM. FIRST FLOOR BATH AND BONUS ROOM THAT CAN EASILY BE A BEDROOM, JUST ADD A CLOSET OR ARMOIRE. CLOSET IS IN THE HALL RIGHT OUTSIDE SMALLER BONUS ROOM. SPACIOUS BACKYARD OFF THE DECK. EXTERIOR TRIM PAINT NEEDS SOME ATTENTION. IT IS JUST AN EASY WALK TO RESTAURANTS, POST OFFICE, LIBRARY, AND TO THE PAT MCGEE TRAIL. DON'T MISS THIS OPPORTUNITY AS THERE ARE LIMITED HOMES AVAILABLE FOR SALE IN THE VILLAGE OF LITTLE VALLEY.

15. 2018-12-12
    status Under Contract- Do Not Show 593-char remark

    Show marketing remark (593 chars)

    EVERYTHING THAT YOU NEED IN THE HEART OF THE VILLAGE OF LITTLE VALLEY. UPDATED KITCHEN WITH APPLIANCES INCLUDED. LARGE LIVING ROOM WITH GAS FIREPLACE. FORMAL DINING ROOM. FIRST FLOOR BATH AND BONUS ROOM THAT CAN EASILY BE A BEDROOM, JUST ADD A CLOSET OR ARMOIRE. CLOSET IS IN THE HALL RIGHT OUTSIDE SMALLER BONUS ROOM. SPACIOUS BACKYARD OFF THE DECK. EXTERIOR TRIM PAINT NEEDS SOME ATTENTION. IT IS JUST AN EASY WALK TO RESTAURANTS, POST OFFICE, LIBRARY, AND TO THE PAT MCGEE TRAIL. DON'T MISS THIS OPPORTUNITY AS THERE ARE LIMITED HOMES AVAILABLE FOR SALE IN THE VILLAGE OF LITTLE VALLEY.

16. 2018-12-06
    historical Continue to Show- Under Contract 593-char remark

    Show marketing remark (593 chars)

    EVERYTHING THAT YOU NEED IN THE HEART OF THE VILLAGE OF LITTLE VALLEY. UPDATED KITCHEN WITH APPLIANCES INCLUDED. LARGE LIVING ROOM WITH GAS FIREPLACE. FORMAL DINING ROOM. FIRST FLOOR BATH AND BONUS ROOM THAT CAN EASILY BE A BEDROOM, JUST ADD A CLOSET OR ARMOIRE. CLOSET IS IN THE HALL RIGHT OUTSIDE SMALLER BONUS ROOM. SPACIOUS BACKYARD OFF THE DECK. EXTERIOR TRIM PAINT NEEDS SOME ATTENTION. IT IS JUST AN EASY WALK TO RESTAURANTS, POST OFFICE, LIBRARY, AND TO THE PAT MCGEE TRAIL. DON'T MISS THIS OPPORTUNITY AS THERE ARE LIMITED HOMES AVAILABLE FOR SALE IN THE VILLAGE OF LITTLE VALLEY.

17. 2018-10-10
    listed $89,900 Active 593-char remark

    Show marketing remark (593 chars)

    EVERYTHING THAT YOU NEED IN THE HEART OF THE VILLAGE OF LITTLE VALLEY. UPDATED KITCHEN WITH APPLIANCES INCLUDED. LARGE LIVING ROOM WITH GAS FIREPLACE. FORMAL DINING ROOM. FIRST FLOOR BATH AND BONUS ROOM THAT CAN EASILY BE A BEDROOM, JUST ADD A CLOSET OR ARMOIRE. CLOSET IS IN THE HALL RIGHT OUTSIDE SMALLER BONUS ROOM. SPACIOUS BACKYARD OFF THE DECK. EXTERIOR TRIM PAINT NEEDS SOME ATTENTION. IT IS JUST AN EASY WALK TO RESTAURANTS, POST OFFICE, LIBRARY, AND TO THE PAT MCGEE TRAIL. DON'T MISS THIS OPPORTUNITY AS THERE ARE LIMITED HOMES AVAILABLE FOR SALE IN THE VILLAGE OF LITTLE VALLEY.

18. 2011-02-18
    soldstatus $39,500
19. 2010-10-29
    soldstatus $39,500
20. 2010-09-07
    listed $39,500
21. 2010-08-18
    listed $39,500
22. 2005-07-08
    soldstatus $103,000

ⓘ 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: $3,384 · $282/mo
• Projected year-2 tax: $3,384 · $282/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥89°F today · 19 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: $15,216
• − Mortgage interest: −$8,397
• − Property taxes: −$3,384
• − Insurance: −$750
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$4,361
• Taxable loss: −$4,110
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $-560/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: Cattaraugus-Little Valley Central School District
• NCES district ID: 3600024
• Math proficiency: 42% ▼ -15.00%
• Reading proficiency: 49% ▲ 3.00%
• Median HH income: $45,623
• Composite: 38.61/100
• National rank: #4159
• State rank: #460 of 590 in NY

Livability — Little Valley

• Score: 63/100
• State rank: #821
• US rank: #15872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Little Valley, NY
• Population (ZIP): 2,834

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 (95%)
• Race & ethnicity: White 95% Native American 2% Black 1%
• Common ancestry: Romanian 7% Lithuanian 3% Polish 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 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: ▲ 5.84%
• Current HPI: 334.2886
• 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

+45.5% since first listed

22 events — show timeline

• 2026-04-03 Pending — WNYREIS
• 2026-03-26 Listed $149,900 WNYREIS
• 2024-12-02 Listing Removed — WNYREIS
• 2024-10-18 Relisted — WNYREIS
• 2024-10-18 Price Changed $154,900 WNYREIS
• 2024-09-23 Contingent — WNYREIS
• 2024-09-08 Price Changed $155,000 WNYREIS
• 2024-07-25 Relisted — WNYREIS
• 2024-06-07 Pending — WNYREIS
• 2024-06-05 Contingent — WNYREIS
• 2024-06-02 Listed $165,000 WNYREIS
• 2019-01-31 Sold (Public Records) $91,500 Public Records
• 2019-01-30 Sold (MLS) $86,500 WNYREIS
• 2018-12-19 Pending — WNYREIS
• 2018-12-12 Pending — WNYREIS
• 2018-12-06 Contingent — WNYREIS
• 2018-10-10 Listed $89,900 WNYREIS
• 2011-02-18 Sold (MLS) $39,500 WNYREIS
• 2010-10-29 Sold (MLS) $39,500 UNYREIS
• 2010-09-07 Listed $39,500 WNYREIS
• 2010-08-18 Listed $39,500 UNYREIS
• 2005-07-08 Sold (Public Records) $103,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,384 · +6.0% YoY. Source: county tax records.