53 N Main St · Cassadaga, NY 14718

$99,900

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 47 Days on market

Built 1910 0.45 ac lot $75/sqft · 49% below area Est $196k · 49% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.2/10.0
• Appreciation +5.7/10.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

One of just a couple homes currently for sale in the village of Cassadaga! This home, right around the corner from the Lake, is a fixer-upper but the price reflects this and the potential is unlimited! This 2 story 3 bedroom home has 3 bedrooms and full bathroom on 2nd floor, and kitchen, half bath, living room, dining room and office/bonus room all on the 1st floor. The deep lot goes all the way back 330' feet and you can see Cassadaga Lake from the backyard! There is a basement for all the mechanicals and laundry room, 2 car garage, forced hot air heating, and a steel roof on both house and garage. Walking distance to the Lake, Beach, Lily Dale, coffee shop, grocery, small shops and a mil

Key facts

• Deep lot
• Steel roof
• 0.45 acre lot

Tags

• DEEP LOT
• WALKING DISTANCE TO LAKE
• WALKING DISTANCE TO BEACH
• WALKING DISTANCE TO LILY DALE
• WALKING DISTANCE TO GROCERY
• STEEL ROOF

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Electricity connected; Public water connected; Septic tank sewer
• Home design: Two-story home; Existing (previously built) property; Rectangular residential lot with city street frontage
• Construction: Composite siding; Metal roof; Block and stone foundation; Built prior to current listing (existing)
• Exterior features: Blacktop driveway; Deck; Covered porch

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: 7 total rooms including living spaces, office, den and laundry
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Home office; Natural woodwork
• Laundry & utility: Laundry in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#979 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Cassadaga Valley Central School District (rural): math 41% / reading 61% proficiency, ranked #372 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 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 $2k of equity ($691 loan paydown + $1k appreciation (1.4% 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 (1.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
5. 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?
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 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: 1.22% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (median comp): $196,395
• List price: $99,900
• Delta: -49.13%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 N Main St	0.06mi	4/1.5 (+1)	1,220 (-9%)	20mo	$169,900	$139	58
22 Burnham Pl	0.67mi	3/1.0	1,419 (+6%)	10mo	$175,000	$123	47

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

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.67×
• Total profit: $18,736
• Equity at exit: $36,135

10-year hold

• IRR: 16.1%
• Equity multiple: 3.03×
• Total profit: $56,849
• Equity at exit: $49,631

Cash invested: $27,972 (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 14718

• Home prices YoY: 0.5%
• Active inventory: 12
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$167 /mo · $2,001/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $234

Break-even live

Break-even rent $927

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $291	-5% $262	+0% $234	+5% $206	+10% $178
Rent	-10% $138	-5% $186	+0% $234	+5% $283	+10% $331
Rate	-1.0pp $284	-0.5pp $260	base $234	+0.5pp $208	+1.0pp $182

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $99,900 Active 47 DOM
2. 2026-06-18
   days on market $99,900 Active 46 DOM
3. 2026-06-17
   days on market $99,900 Active 45 DOM
4. 2026-06-16
   days on market $99,900 Active 44 DOM
5. 2026-06-15
   days on market $99,900 Active 43 DOM
6. 2026-06-14
   days on market $99,900 Active 41 DOM
7. 2026-06-12
   days on market $99,900 Active 40 DOM
8. 2026-06-09
   days on market $99,900 Active 37 DOM
9. 2026-06-08
   days on market $99,900 Active 36 DOM
10. 2026-06-07
    days on market $99,900 Active 35 DOM
11. 2026-06-03
    days on market $99,900 Active 31 DOM
12. 2026-06-02
    days on market $99,900 Active 30 DOM
13. 2026-06-01
    days on market $99,900 Active 29 DOM
14. 2026-05-31
    days on market $99,900 Active 28 DOM
15. 2026-05-30
    days on market $99,900 Active 27 DOM
16. 2026-05-03
    listed $99,900 Active 859-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: $2,001 · $167/mo
• Projected year-2 tax: $2,001 · $167/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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,680
• − Mortgage interest: −$5,596
• − Property taxes: −$2,001
• − Insurance: −$500
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,906
• Taxable income: $1,329
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,491/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: Cassadaga Valley Central School District
• NCES district ID: 3606660
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 61% ▲ 15.00%
• Median HH income: $46,654
• Composite: 43.22/100
• National rank: #3059
• State rank: #372 of 590 in NY

Livability — Cassadaga

• Score: 60/100
• State rank: #979
• US rank: #19142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cassadaga, NY
• Population (ZIP): 1,961

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 (84%)
• Race & ethnicity: White 84% Black 9% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Romanian 12% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▲ 1.39%
• Current HPI: 280.4078
• 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

1 event — show timeline

• 2026-05-03 Listed $99,900 UNYREIS

Property tax history

+3.8%/yr

Latest (2025): $2,001 · +4.5% YoY. Source: county tax records.