13974 Route 62 · Gowanda, NY 14034

$189,900

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 15 Days on market

Built 1949 1.30 ac lot $151/sqft · 12% below area Est $215k · 12% under

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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).

• ARV discount +12.8/15.0
• Appreciation +10.0/10.0
• Cash flow +5.7/30.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Creekside cape cod on Clear creek in Collins is a rare find! Over 400' feet of road frontage on this 1.3 acre lot give ample room for relaxing. The yard and creek give you a rural country atmosphere yet while being on Rt 62 gives you easy access to amenities and work commute! The best of both worlds! This vinyl sided home was loved for 48 years by the same family and well taken care of. The interior features a 1st floor bedroom and bath, 2 more bedrooms on the 2nd floor, attic storage and a full basement. The kitchen has a breakfast bar plus room for a table. All appliances stay including stackable washer & dryer and window A/C units. An attached breezeway/mudroom opens out to backyard and front yard as well as connecting to the garage. Newer furnace and septic system, updated roof, new interior carpeting, circuit breakers, vinyl replacement windows! The exterior features a stamped concrete patio facing the creek, deck with Sunsetter awning, blacktop driveway, attached garage and 10'x12' storage shed.

Key facts

• Large eat-in kitchen
• Remodeled bathroom
• Attached garage

Tags

• OVER AN ACRE
• LARGE EAT-IN KITCHEN
• REMODELED BATHROOM
• FULL BASEMENT
• ATTACHED GARAGE
• STAMPED CONCRETE PATIO

Property features AI

Finance

• Other: Lot approximately 1.3 acres (dimensions 388 x 148) with 150' frontage; Lot features include agricultural use, flood zone, and rectangular shape

Exterior

• Parking: Attached garage with electricity and garage door opener; Driveway parking
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; Cable available; High-speed internet available
• Home design: Single-story listing (home may include second-floor bedrooms); Existing construction; Facing main thoroughfare
• Construction: Vinyl siding; Asphalt roof; Copper plumbing; Poured foundation; Year built: existing
• Exterior features: Deck; Blacktop driveway; Shed(s)/storage; Waterfront with beach, river and stream access

Interior

• Kitchen: Country-style kitchen; Electric oven; Electric range; Free-standing range; Oven; Refrigerator; Dishwasher
• Bedrooms: Second floor: bedroom (10 x 10); Second floor: bedroom (17 x 12); First floor: bedroom/other (10 x 9)
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating with baseboard and hot water systems; Window cooling units
• Interior features: Ceiling fan(s); Dining area; Separate/formal living room; Country kitchen; Bedroom on main level; Full walk-up basement with exterior entry and sump pump
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (36.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (39.2% below list).
• Recommended offer: $116k (39.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#457 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Gowanda Central School District (rural): math 38% / reading 44% proficiency, ranked #513 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $140k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,520 (39.2% 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 1949 — 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: 0.61% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.81%
• DSCR: 0.61
• GRM: 13.7

CMA / ARV

• ARV (median comp): $215,118
• List price: $189,900
• Delta: -11.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2288 Orchard Pl	0.40mi	3/1.5 (+1)	1,260 (0%)	8mo	$170,000	$135	68
3630 Edgewood Dr	0.48mi	3/1.5 (+1)	1,144 (-9%)	2mo	$274,900	$240	53
2048 Smithcrest Dr	0.57mi	2/1.5	1,368 (+9%)	5mo	$275,000	$201	53
14091 School St	0.63mi	2/2.0	1,365 (+8%)	14mo	$188,600	$138	41
14148 Mill St	0.54mi	3/1.0 (+1)	1,148 (-9%)	23mo	$157,000	$137	36
2333 Mildred Ave	0.57mi	3/1.0 (+1)	1,136 (-10%)	23mo	$160,000	$141	33

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $78,564
• Equity at exit: $171,077

10-year hold

• IRR: 16.9%
• Equity multiple: 5.72×
• Total profit: $250,940
• Equity at exit: $368,934

Cash invested: $53,172 (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 14034

• Home prices YoY: 4.3%
• Active inventory: 9
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$228 /mo · $2,738/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-391

Break-even live

Break-even rent $1,650

Max offer price $120,912

Occupancy floor —

Sensitivity live

Price	-10% $-283	-5% $-337	+0% $-391	+5% $-444	+10% $-498
Rent	-10% $-482	-5% $-436	+0% $-391	+5% $-345	+10% $-299
Rate	-1.0pp $-295	-0.5pp $-342	base $-391	+0.5pp $-440	+1.0pp $-490

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   status $189,900 Pending 15 DOM
2. 2026-05-15
   listed $189,900 Active 1451-char remark
3. 2022-01-18
   soldstatus $140,000
4. 2021-12-27
   soldstatus $140,000 Closed Sale or Rented 1022-char remark

   Show marketing remark (1022 chars)

   Creekside cape cod on Clear creek in Collins is a rare find! Over 400' feet of road frontage on this 1.3 acre lot give ample room for relaxing. The yard and creek give you a rural country atmosphere yet while being on Rt 62 gives you easy access to amenities and work commute! The best of both worlds! This vinyl sided home was loved for 48 years by the same family and well taken care of. The interior features a 1st floor bedroom and bath, 2 more bedrooms on the 2nd floor, attic storage and a full basement. The kitchen has a breakfast bar plus room for a table. All appliances stay including stackable washer & dryer and window A/C units. An attached breezeway/mudroom opens out to backyard and front yard as well as connecting to the garage. Newer furnace and septic system, updated roof, new interior carpeting, circuit breakers, vinyl replacement windows! The exterior features a stamped concrete patio facing the creek, deck with Sunsetter awning, blacktop driveway, attached garage and 10'x12' storage shed.

5. 2021-11-23
   status Pending Sale 1022-char remark

   Show marketing remark (1022 chars)

   Creekside cape cod on Clear creek in Collins is a rare find! Over 400' feet of road frontage on this 1.3 acre lot give ample room for relaxing. The yard and creek give you a rural country atmosphere yet while being on Rt 62 gives you easy access to amenities and work commute! The best of both worlds! This vinyl sided home was loved for 48 years by the same family and well taken care of. The interior features a 1st floor bedroom and bath, 2 more bedrooms on the 2nd floor, attic storage and a full basement. The kitchen has a breakfast bar plus room for a table. All appliances stay including stackable washer & dryer and window A/C units. An attached breezeway/mudroom opens out to backyard and front yard as well as connecting to the garage. Newer furnace and septic system, updated roof, new interior carpeting, circuit breakers, vinyl replacement windows! The exterior features a stamped concrete patio facing the creek, deck with Sunsetter awning, blacktop driveway, attached garage and 10'x12' storage shed.

6. 2021-09-29
   status Under Contract- Do Not Show 1022-char remark

   Show marketing remark (1022 chars)

   Creekside cape cod on Clear creek in Collins is a rare find! Over 400' feet of road frontage on this 1.3 acre lot give ample room for relaxing. The yard and creek give you a rural country atmosphere yet while being on Rt 62 gives you easy access to amenities and work commute! The best of both worlds! This vinyl sided home was loved for 48 years by the same family and well taken care of. The interior features a 1st floor bedroom and bath, 2 more bedrooms on the 2nd floor, attic storage and a full basement. The kitchen has a breakfast bar plus room for a table. All appliances stay including stackable washer & dryer and window A/C units. An attached breezeway/mudroom opens out to backyard and front yard as well as connecting to the garage. Newer furnace and septic system, updated roof, new interior carpeting, circuit breakers, vinyl replacement windows! The exterior features a stamped concrete patio facing the creek, deck with Sunsetter awning, blacktop driveway, attached garage and 10'x12' storage shed.

7. 2021-09-28
   historical Continue to Show- Under Contract 1022-char remark

   Show marketing remark (1022 chars)

   Creekside cape cod on Clear creek in Collins is a rare find! Over 400' feet of road frontage on this 1.3 acre lot give ample room for relaxing. The yard and creek give you a rural country atmosphere yet while being on Rt 62 gives you easy access to amenities and work commute! The best of both worlds! This vinyl sided home was loved for 48 years by the same family and well taken care of. The interior features a 1st floor bedroom and bath, 2 more bedrooms on the 2nd floor, attic storage and a full basement. The kitchen has a breakfast bar plus room for a table. All appliances stay including stackable washer & dryer and window A/C units. An attached breezeway/mudroom opens out to backyard and front yard as well as connecting to the garage. Newer furnace and septic system, updated roof, new interior carpeting, circuit breakers, vinyl replacement windows! The exterior features a stamped concrete patio facing the creek, deck with Sunsetter awning, blacktop driveway, attached garage and 10'x12' storage shed.

8. 2021-09-18
   listed $129,900 Active 1022-char remark

   Show marketing remark (1022 chars)

   Creekside cape cod on Clear creek in Collins is a rare find! Over 400' feet of road frontage on this 1.3 acre lot give ample room for relaxing. The yard and creek give you a rural country atmosphere yet while being on Rt 62 gives you easy access to amenities and work commute! The best of both worlds! This vinyl sided home was loved for 48 years by the same family and well taken care of. The interior features a 1st floor bedroom and bath, 2 more bedrooms on the 2nd floor, attic storage and a full basement. The kitchen has a breakfast bar plus room for a table. All appliances stay including stackable washer & dryer and window A/C units. An attached breezeway/mudroom opens out to backyard and front yard as well as connecting to the garage. Newer furnace and septic system, updated roof, new interior carpeting, circuit breakers, vinyl replacement windows! The exterior features a stamped concrete patio facing the creek, deck with Sunsetter awning, blacktop driveway, attached garage and 10'x12' storage shed.

ⓘ 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: $2,738 · $228/mo
• Projected year-2 tax: $2,974 · $248/mo
• Expected delta: +$236/yr (+$20/mo · 8.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 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: $13,862
• − Mortgage interest: −$10,637
• − Property taxes: −$2,738
• − Insurance: −$950
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$5,524
• Taxable loss: −$8,205
• Est. tax savings @ 24.0%: +$1,969
• After-tax cash flow: $-2,717/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: Gowanda Central School District
• NCES district ID: 3612390
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $43,777
• Composite: 34.71/100
• National rank: #5138
• State rank: #513 of 590 in NY

Livability — Gowanda

• Score: 70/100
• State rank: #457
• US rank: #7988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,175

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Romanian 8% Slovak 2% Italian 2%
• Foreign-born: 3%
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.85%
• Current HPI: 334.1476
• 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

+46.2% since first listed

8 events — show timeline

• 2026-05-30 Pending — WNYREIS
• 2026-05-15 Listed $189,900 WNYREIS
• 2022-01-18 Sold (Public Records) $140,000 Public Records
• 2021-12-27 Sold (MLS) $140,000 UNYREIS
• 2021-11-23 Pending — UNYREIS
• 2021-09-29 Pending — UNYREIS
• 2021-09-28 Contingent — UNYREIS
• 2021-09-18 Listed $129,900 UNYREIS

Property tax history

+12.3%/yr

Latest (2025): $2,738 · +11.7% YoY. Source: county tax records.