8698 1st St · Brocton, NY 14769

$139,900

4 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 5 Days on market

Built 1928 0.47 ac lot

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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 +11.3/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Situated on a lot just shy of one-half acre, this home offers nearly 2,000 square feet of living space and a detached 1.5-car garage. A distinctive curved front door welcomes you inside. The first floor features a large living room with fireplace and an adjoining room that could serve as a formal dining room or home office. The spacious kitchen offers a dining area, and an additional den is located toward the rear of the home. Also located on the first floor are a 3/4 bath, laundry area, and a rear entry foyer providing convenient access to the driveway, garage, and backyard. Upstairs are four bedrooms and a full bathroom. Forced-air heat and central air conditioning provide year-round comf

Key facts

• Rear entry foyer
• Spacious kitchen
• Dining area

Tags

• CURVED FRONT DOOR
• LARGE LIVING ROOM
• FIREPLACE
• SPACIOUS KITCHEN
• DINING AREA
• REAR ENTRY FOYER

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water (connected); Septic tank; Electric service with circuit breakers and fuses
• Home design: Two-story home; Existing (previously built) condition
• Construction: Wood siding; Composition/shingle roof; Poured and stone foundation; Resale property
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Gas oven; Gas range; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Dining area; Den; Separate/formal dining room; Separate/formal living room; Full walk-up basement with exterior entry
• Laundry & utility: Washer and dryer (laundry on main level); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-52 ($-618/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (8.4% below list).
• Recommended offer: $128k (8.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#805 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Brocton Central School District (rural): math 24% / reading 30% proficiency, ranked #584 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brocton Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 217 students, 71% FRL); Brocton Middle High School (math 22% / reading 17%, grade F, #1,098 of 1,100 statewide, top 100%, 277 students, 67% FRL) — zoned schools average 69% FRL vs 48% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 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 $8k of equity ($967 loan paydown + $7k appreciation (5.1% 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 (5.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,161 (8.4% 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 1928 — 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. 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?
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: 0.92% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.77×
• Total profit: $30,010
• Equity at exit: $80,308

10-year hold

• IRR: 13.0%
• Equity multiple: 3.38×
• Total profit: $93,290
• Equity at exit: $139,459

Cash invested: $39,172 (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 14769

• Home prices YoY: 1.9%
• Active inventory: 8
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$272 /mo · $3,265/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-52

Break-even live

Break-even rent $1,347

Max offer price $130,801

Occupancy floor 99%

Sensitivity live

Price	-10% $28	-5% $-12	+0% $-52	+5% $-91	+10% $-131
Rent	-10% $-153	-5% $-102	+0% $-52	+5% $-1	+10% $50
Rate	-1.0pp $19	-0.5pp $-16	base $-52	+0.5pp $-88	+1.0pp $-125

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-12
   status $139,900 Pending 5 DOM
2. 2026-06-09
   days on market $139,900 Active 5 DOM
3. 2026-06-08
   days on market $139,900 Active 4 DOM
4. 2026-06-07
   days on market $139,900 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $139,900 Active 2 DOM

ⓘ 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: $3,265 · $272/mo
• Projected year-2 tax: $3,265 · $272/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 ≥92°F today · 16 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: $15,379
• − Mortgage interest: −$7,837
• − Property taxes: −$3,265
• − Insurance: −$700
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$4,070
• Taxable loss: −$2,952
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $90/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: Brocton Central School District
• NCES district ID: 3605610
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $39,147
• Composite: 22.66/100
• National rank: #8051
• State rank: #584 of 590 in NY

Livability — Brocton

• Score: 63/100
• State rank: #805
• US rank: #15577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,343
• Population (ZIP): 849

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 21%
• Hispanic origin (detail): Puerto Rican 20%
• Common ancestry: Romanian 8% Iranian 4% Italian 2%
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 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: ▲ 5.12%
• Current HPI: 280.2984
• 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

• 2026-06-04 Listed $139,900 UNYREIS

Property tax history

+4.6%/yr

Latest (2025): $3,265 · +3.6% YoY. Source: county tax records.