96 W Main St · Ripley, NY 14775

$75,000

3 bd · 1.0 ba · 1,805 sqft · SingleFamily public records · 14 Days on market

Built 1870 9,030 sqft lot Est $121k · 38% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Buy with confidence! This home is covered by a FREE one year home warranty for the buyer! This 1870's charmer features great craftsmanship accentuated by arched window frames and roof line brackets and spindels. The exterior painting was completed by a historical house painter. The current owners created a private backyard get-away by installing an exterior door at the back of the house which leads to a covered deck and fenced in yard/garden. The interior includes three bedrooms and 1.5 baths, newer electric and plumbing and beautifully restored hardwood floors in the kitchen and formal dining room. Interior updates include a Tempstar high-efficiency gas furnace and water heater, 12 newly replaced windows, and ceramic tile floors installed in the bathroom, laundry room, and front foyer. Ideally situated on Route 20 - just 10 minutes from North East, Westfield, or Lake Erie access. Sellers are motivated and ready to move closer to family!

Key facts

• Covered deck
• Spindle detailing
• Fenced backyard

Tags

• DECORATIVE ROOFLINE BRACKETS
• SPINDLE DETAILING
• TALL ARCHED WINDOW SURROUNDS
• COVERED DECK
• FENCED BACKYARD
• GARDEN SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: 2-story residence; Resale property; Wood siding
• Construction: Stone foundation
• Exterior features: Deck; Covered porch; Gravel driveway; Corner lot; Flag lot; Lot dimensions approximately 70 x 129

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Bedrooms: 9 total rooms (includes living, dining, laundry and foyer)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main level bathrooms
• Heating & cooling: Gas heating; Forced air; Has heating
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Full basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 58/100 on livability (#1,055 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, crime F.
• Ripley Central School District (rural): math 35% / reading 45% proficiency, ranked #651 of 755 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $5k of equity ($519 loan paydown + $4k appreciation (6.0% 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 (6.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $52k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.65% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $120,935
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Shaver St	0.52mi	3/2.0	1,744 (-3%)	21mo	$116,500	$67	48
34 E Main St	0.47mi	3/1.0	2,048 (+14%)	11mo	$100,000	$49	46
42 E Main St	0.27mi	4/1.5 (+1)	2,024 (+12%)	23mo	$157,000	$78	41

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

Projected returns pro-forma

5.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.07×
• Total profit: $43,544
• Equity at exit: $47,026

10-year hold

• IRR: 29.7%
• Equity multiple: 6.29×
• Total profit: $111,134
• Equity at exit: $85,174

Cash invested: $21,000 (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 14775

• Home prices YoY: 1.6%
• Active inventory: 14
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $344

Break-even live

Break-even rent $805

Max offer price $75,000

Occupancy floor 67%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   status $75,000 Pending 14 DOM
2. 2026-06-08
   days on market $75,000 Active Under Contract 14 DOM
3. 2026-06-07
   days on market $75,000 Active Under Contract 13 DOM
4. 2026-06-05
   days on market $75,000 Active Under Contract 11 DOM
5. 2026-06-04
   days on market $75,000 Active Under Contract 9 DOM
6. 2026-06-03
   status $75,000 Active Under Contract 8 DOM
7. 2026-06-02
   days on market $75,000 Active 8 DOM
8. 2026-06-01
   days on market $75,000 Active 7 DOM
9. 2026-05-31
   days on market $75,000 Active 6 DOM
10. 2026-05-25
    listed $75,000 Active
11. 2019-10-03
    soldstatus $52,000
12. 2017-09-18
    soldstatus $50,000 952-char remark

    Show marketing remark (952 chars)

    Buy with confidence! This home is covered by a FREE one year home warranty for the buyer! This 1870's charmer features great craftsmanship accentuated by arched window frames and roof line brackets and spindels. The exterior painting was completed by a historical house painter. The current owners created a private backyard get-away by installing an exterior door at the back of the house which leads to a covered deck and fenced in yard/garden. The interior includes three bedrooms and 1.5 baths, newer electric and plumbing and beautifully restored hardwood floors in the kitchen and formal dining room. Interior updates include a Tempstar high-efficiency gas furnace and water heater, 12 newly replaced windows, and ceramic tile floors installed in the bathroom, laundry room, and front foyer. Ideally situated on Route 20 - just 10 minutes from North East, Westfield, or Lake Erie access. Sellers are motivated and ready to move closer to family!

13. 2017-09-18
    soldstatus $50,000

    Show marketing remark (952 chars)

    Buy with confidence! This home is covered by a FREE one year home warranty for the buyer! This 1870's charmer features great craftsmanship accentuated by arched window frames and roof line brackets and spindels. The exterior painting was completed by a historical house painter. The current owners created a private backyard get-away by installing an exterior door at the back of the house which leads to a covered deck and fenced in yard/garden. The interior includes three bedrooms and 1.5 baths, newer electric and plumbing and beautifully restored hardwood floors in the kitchen and formal dining room. Interior updates include a Tempstar high-efficiency gas furnace and water heater, 12 newly replaced windows, and ceramic tile floors installed in the bathroom, laundry room, and front foyer. Ideally situated on Route 20 - just 10 minutes from North East, Westfield, or Lake Erie access. Sellers are motivated and ready to move closer to family!

14. 2017-07-25
    listed $49,000 952-char remark

    Show marketing remark (952 chars)

    Buy with confidence! This home is covered by a FREE one year home warranty for the buyer! This 1870's charmer features great craftsmanship accentuated by arched window frames and roof line brackets and spindels. The exterior painting was completed by a historical house painter. The current owners created a private backyard get-away by installing an exterior door at the back of the house which leads to a covered deck and fenced in yard/garden. The interior includes three bedrooms and 1.5 baths, newer electric and plumbing and beautifully restored hardwood floors in the kitchen and formal dining room. Interior updates include a Tempstar high-efficiency gas furnace and water heater, 12 newly replaced windows, and ceramic tile floors installed in the bathroom, laundry room, and front foyer. Ideally situated on Route 20 - just 10 minutes from North East, Westfield, or Lake Erie access. Sellers are motivated and ready to move closer to family!

15. 2009-12-29
    soldstatus $44,000 713-char remark

    Show marketing remark (713 chars)

    Built in 1870 with great craftsmanship, this home has charm accentuated by the arched window frames, roof line brackets and spindels. The new exterior painting has been completed by a historical house painter. The interior has many upgrades including newer electric, furnance and plumbing. The windows are floor length and bright with wonderful lines, which add to the character of this lovely home. The kitchen and dining room have hardwood floors that have been restored. Take this home to the next level by continuing to restore the beautiful woodwork and floors. Having 3 BR's and 1.5 baths make this a comfortable family home. This home will be available for showing starting on May 10th by appointment only.

16. 2009-12-29
    soldstatus $44,000

    Show marketing remark (713 chars)

    Built in 1870 with great craftsmanship, this home has charm accentuated by the arched window frames, roof line brackets and spindels. The new exterior painting has been completed by a historical house painter. The interior has many upgrades including newer electric, furnance and plumbing. The windows are floor length and bright with wonderful lines, which add to the character of this lovely home. The kitchen and dining room have hardwood floors that have been restored. Take this home to the next level by continuing to restore the beautiful woodwork and floors. Having 3 BR's and 1.5 baths make this a comfortable family home. This home will be available for showing starting on May 10th by appointment only.

17. 2009-04-16
    listed $49,900 713-char remark

    Show marketing remark (713 chars)

    Built in 1870 with great craftsmanship, this home has charm accentuated by the arched window frames, roof line brackets and spindels. The new exterior painting has been completed by a historical house painter. The interior has many upgrades including newer electric, furnance and plumbing. The windows are floor length and bright with wonderful lines, which add to the character of this lovely home. The kitchen and dining room have hardwood floors that have been restored. Take this home to the next level by continuing to restore the beautiful woodwork and floors. Having 3 BR's and 1.5 baths make this a comfortable family home. This home will be available for showing starting on May 10th by appointment only.

ⓘ 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: $2,539 · $212/mo
• Projected year-2 tax: $2,539 · $212/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,889
• − Mortgage interest: −$4,201
• − Property taxes: −$2,539
• − Insurance: −$375
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,182
• Taxable income: $3,210
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,358/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: Ripley Central School District
• NCES district ID: 3624660
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $39,212
• Composite: 35.87/100
• National rank: #9595
• State rank: #651 of 755 in NY

Livability — Ripley

• Score: 58/100
• State rank: #1055
• US rank: #21016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ripley, NY
• Population (ZIP): 2,272

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Chinese 1% French/Haitian/Cajun 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: ▲ 5.97%
• Current HPI: 385.9794
• 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

+50.3% since first listed

8 events — show timeline

• 2026-05-25 Listed $75,000 UNYREIS
• 2019-10-03 Sold (Public Records) $52,000 Public Records
• 2017-09-18 Sold (Public Records) $50,000 Public Records
• 2017-09-18 Sold (MLS) $50,000 UNYREIS
• 2017-07-25 Listed $49,000 UNYREIS
• 2009-12-29 Sold (Public Records) $44,000 Public Records
• 2009-12-29 Sold (MLS) $44,000 UNYREIS
• 2009-04-16 Listed $49,900 UNYREIS

Property tax history

+0.5%/yr

Latest (2025): $2,539 · +0.2% YoY. Source: county tax records.