8 Monroe St · Silver Creek, NY 14136

$59,998

4 bd · 1.5 ba · 2,471 sqft · SingleFamily public records · 47 Days on market

Built 1900 0.30 ac lot Est $62k · at est.

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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 +8.8/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great As-Is Opportunity - Currently a single-family home, but can be converted back to a 2-family investment property. One first floor bedroom and full bathroom, huge kitchen, formal dining room and first floor laundry. Four bedrooms and full bathroom on the second floor. Sliding glass door to rear covered porch. Vinyl siding and vinyl windows. Seller financing available.

Key facts

• Formal dining room
• Rear covered porch
• First floor laundry

Tags

• SINGLE-FAMILY HOME
• 2-FAMILY INVESTMENT PROPERTY
• HUGE KITCHEN
• FORMAL DINING ROOM
• FIRST FLOOR LAUNDRY
• REAR COVERED PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#698 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Silver Creek Central School District (rural): math 43% / reading 51% proficiency, ranked #435 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 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 (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $24k; list at $60k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,198 (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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.22% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.47%
• DSCR: 2.53
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $61,775
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Robinson St	0.67mi	4/1.5	2,292 (-7%)	10mo	$50,000	$22	48
8 Burgess St	0.55mi	4/1.5	2,179 (-12%)	8mo	$169,900	$78	48
3 Jaekle Ave	0.62mi	4/2.0	2,207 (-11%)	6mo	$55,000	$25	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 30.0%
• Equity multiple: 2.26×
• Total profit: $21,124
• Equity at exit: $8,946

10-year hold

• IRR: 37.3%
• Equity multiple: 4.48×
• Total profit: $58,433
• Equity at exit: $5,188

Cash invested: $16,799 (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 14136

• Home prices YoY: -4.1%
• Active inventory: 29
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$229 /mo · $2,747/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $483

Break-even live

Break-even rent $720

Max offer price $59,998

Occupancy floor 59%

Sensitivity live

Price	-10% $678	-5% $500	+0% $483	+5% $466	+10% $449
Rent	-10% $377	-5% $430	+0% $483	+5% $535	+10% $588
Rate	-1.0pp $513	-0.5pp $498	base $483	+0.5pp $467	+1.0pp $451

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-03-25
   price $59,998
3. 2026-03-09
   listed $59,999 Active
4. 2003-04-11
   soldstatus $24,000
5. 2002-02-18
   listed $35,000
6. 2002-02-17
   listed $45,000

ⓘ 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: $2,747 · $229/mo
• Projected year-2 tax: $2,747 · $229/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 2/10 Low 7 d/yr ≥93°F today · 15 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: $15,966
• − Mortgage interest: −$3,361
• − Property taxes: −$2,747
• − Insurance: −$300
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$1,745
• Taxable income: $5,258
• Est. tax owed @ 24.0%: −$1,262
• After-tax cash flow: $4,528/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: Silver Creek Central School District
• NCES district ID: 3626880
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $48,212
• Composite: 40.1/100
• National rank: #3804
• State rank: #435 of 590 in NY

Livability — Silver Creek

• Score: 65/100
• State rank: #698
• US rank: #13141

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Creek, NY
• Population (ZIP): 5,274

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 12% Lithuanian 9% Italian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% 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: ▼ -12.33%
• Current HPI: 291.4708
• 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

+33.3% since first listed

6 events — show timeline

• 2026-04-27 Pending — WNYREIS
• 2026-03-25 Price Changed $59,998 WNYREIS
• 2026-03-09 Listed $59,999 WNYREIS
• 2003-04-11 Sold (Public Records) $24,000 Public Records
• 2002-02-18 Listed $35,000 UNYREIS
• 2002-02-17 Listed $45,000 UNYREIS

Property tax history

+1.2%/yr

Latest (2025): $2,747 · +3.7% YoY. Source: county tax records.