6098 Shady Ln · Franklinville, NY 14737

$85,900

3 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 454 Days on market

Built 1985 1.58 ac lot $53/sqft · 61% below area ↓ 54% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Homestead Dream Home. Check out this cottage style three bedroom, 1.2 bath home on a private road, partially wooded lot with a circular driveway. Enter from the side deck entry into a large open living/dining/country kitchen with an island area. Tall windows boast a 180 degree view of the Valley. Seller built a corner TV entertainment area. Laundry room is conveniently located downstairs. Off the kitchen and through the sliding glass doors there is a spacious deck overlooking the side yard gazebo firepit area. The stairwell going upstairs is wide. The hot water tank is located under the stairwell/storage area. Upstairs you will find three bedrooms. They are unfinished and waiting for your design expertise. The primary bedroom has vaulted ceilings with upper side sky light windows. The attic space allows for storage only. There is a room at the top of the stairs that hosts a toilet and a room that could be used for storage closet space. The propane tank is owned. There is a shed currently used for storage and chicken house. The lands are partially sloped with some flat areas perfect for gardens, the view at the back of the home is amazing. Seller is selling AS IS and will make no repairs. Please allow 2 hours notice for showings.

Key facts

• Tall windows
• 180 degree view
• Wide stairwell

Tags

• CIRCULAR DRIVEWAY
• TALL WINDOWS
• 180 DEGREE VIEW
• SPACIOUS DECK
• SIDE YARD GAZEBO FIREPIT AREA
• WIDE STAIRWELL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#856 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, schools D+, amenities F.
• Franklinville Central School District (rural): math 60% / reading 57% proficiency, ranked #281 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($594 loan paydown + $5k appreciation (5.9% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 454 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Recommended offer $75,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 454 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.42% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.47%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (median comp): $220,487
• List price: $85,900
• Delta: -61.04%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6165 Martin Corners Rd	0.17mi	3/2.5	1,560 (-4%)	7mo	$225,000	$144	74
1269 Abbott Rd	0.62mi	3/1.5	1,440 (-11%)	21mo	$160,000	$111	33

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

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 3.10×
• Total profit: $50,557
• Equity at exit: $53,611

10-year hold

• IRR: 30.2%
• Equity multiple: 6.34×
• Total profit: $128,331
• Equity at exit: $96,886

Cash invested: $24,052 (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 14737

• Home prices YoY: 2.0%
• Active inventory: 31
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$450
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $410

Break-even live

Break-even rent $697

Max offer price $85,900

Occupancy floor 61%

Sensitivity live

Price	-10% $459	-5% $435	+0% $410	+5% $386	+10% $362
Rent	-10% $314	-5% $362	+0% $410	+5% $458	+10% $506
Rate	-1.0pp $454	-0.5pp $432	base $410	+0.5pp $388	+1.0pp $365

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $85,900 Active 454 DOM
2. 2026-06-17
   days on market $85,900 Active 453 DOM
3. 2026-06-16
   days on market $85,900 Active 452 DOM
4. 2026-06-15
   days on market $85,900 Active 451 DOM
5. 2026-06-13
   days on market $85,900 Active 449 DOM
6. 2026-06-12
   days on market $85,900 Active 448 DOM
7. 2026-06-09
   days on market $85,900 Active 445 DOM
8. 2026-06-08
   days on market $85,900 Active 444 DOM
9. 2026-06-07
   days on market $85,900 Active 443 DOM
10. 2026-06-07
    days on market $85,900 Active 442 DOM
11. 2026-06-04
    days on market $85,900 Active 439 DOM
12. 2026-06-02
    days on market $85,900 Active 438 DOM
13. 2026-06-01
    days on market $85,900 Active 437 DOM
14. 2026-05-31
    days on market $85,900 Active 436 DOM
15. 2026-03-23
    price $85,900 1248-char remark

    Show marketing remark (1248 chars)

    Homestead Dream Home. Check out this cottage style three bedroom, 1.2 bath home on a private road, partially wooded lot with a circular driveway. Enter from the side deck entry into a large open living/dining/country kitchen with an island area. Tall windows boast a 180 degree view of the Valley. Seller built a corner TV entertainment area. Laundry room is conveniently located downstairs. Off the kitchen and through the sliding glass doors there is a spacious deck overlooking the side yard gazebo firepit area. The stairwell going upstairs is wide. The hot water tank is located under the stairwell/storage area. Upstairs you will find three bedrooms. They are unfinished and waiting for your design expertise. The primary bedroom has vaulted ceilings with upper side sky light windows. The attic space allows for storage only. There is a room at the top of the stairs that hosts a toilet and a room that could be used for storage closet space. The propane tank is owned. There is a shed currently used for storage and chicken house. The lands are partially sloped with some flat areas perfect for gardens, the view at the back of the home is amazing. Seller is selling AS IS and will make no repairs. Please allow 2 hours notice for showings.

16. 2026-03-08
    price $135,000 1248-char remark

    Show marketing remark (1248 chars)

    Homestead Dream Home. Check out this cottage style three bedroom, 1.2 bath home on a private road, partially wooded lot with a circular driveway. Enter from the side deck entry into a large open living/dining/country kitchen with an island area. Tall windows boast a 180 degree view of the Valley. Seller built a corner TV entertainment area. Laundry room is conveniently located downstairs. Off the kitchen and through the sliding glass doors there is a spacious deck overlooking the side yard gazebo firepit area. The stairwell going upstairs is wide. The hot water tank is located under the stairwell/storage area. Upstairs you will find three bedrooms. They are unfinished and waiting for your design expertise. The primary bedroom has vaulted ceilings with upper side sky light windows. The attic space allows for storage only. There is a room at the top of the stairs that hosts a toilet and a room that could be used for storage closet space. The propane tank is owned. There is a shed currently used for storage and chicken house. The lands are partially sloped with some flat areas perfect for gardens, the view at the back of the home is amazing. Seller is selling AS IS and will make no repairs. Please allow 2 hours notice for showings.

17. 2025-09-10
    price $150,000 1248-char remark

    Show marketing remark (1248 chars)

    Homestead Dream Home. Check out this cottage style three bedroom, 1.2 bath home on a private road, partially wooded lot with a circular driveway. Enter from the side deck entry into a large open living/dining/country kitchen with an island area. Tall windows boast a 180 degree view of the Valley. Seller built a corner TV entertainment area. Laundry room is conveniently located downstairs. Off the kitchen and through the sliding glass doors there is a spacious deck overlooking the side yard gazebo firepit area. The stairwell going upstairs is wide. The hot water tank is located under the stairwell/storage area. Upstairs you will find three bedrooms. They are unfinished and waiting for your design expertise. The primary bedroom has vaulted ceilings with upper side sky light windows. The attic space allows for storage only. There is a room at the top of the stairs that hosts a toilet and a room that could be used for storage closet space. The propane tank is owned. There is a shed currently used for storage and chicken house. The lands are partially sloped with some flat areas perfect for gardens, the view at the back of the home is amazing. Seller is selling AS IS and will make no repairs. Please allow 2 hours notice for showings.

18. 2025-05-28
    price $155,000 1248-char remark

    Show marketing remark (1248 chars)

    Homestead Dream Home. Check out this cottage style three bedroom, 1.2 bath home on a private road, partially wooded lot with a circular driveway. Enter from the side deck entry into a large open living/dining/country kitchen with an island area. Tall windows boast a 180 degree view of the Valley. Seller built a corner TV entertainment area. Laundry room is conveniently located downstairs. Off the kitchen and through the sliding glass doors there is a spacious deck overlooking the side yard gazebo firepit area. The stairwell going upstairs is wide. The hot water tank is located under the stairwell/storage area. Upstairs you will find three bedrooms. They are unfinished and waiting for your design expertise. The primary bedroom has vaulted ceilings with upper side sky light windows. The attic space allows for storage only. There is a room at the top of the stairs that hosts a toilet and a room that could be used for storage closet space. The propane tank is owned. There is a shed currently used for storage and chicken house. The lands are partially sloped with some flat areas perfect for gardens, the view at the back of the home is amazing. Seller is selling AS IS and will make no repairs. Please allow 2 hours notice for showings.

19. 2025-04-09
    price $165,000 1248-char remark

    Show marketing remark (1248 chars)

    Homestead Dream Home. Check out this cottage style three bedroom, 1.2 bath home on a private road, partially wooded lot with a circular driveway. Enter from the side deck entry into a large open living/dining/country kitchen with an island area. Tall windows boast a 180 degree view of the Valley. Seller built a corner TV entertainment area. Laundry room is conveniently located downstairs. Off the kitchen and through the sliding glass doors there is a spacious deck overlooking the side yard gazebo firepit area. The stairwell going upstairs is wide. The hot water tank is located under the stairwell/storage area. Upstairs you will find three bedrooms. They are unfinished and waiting for your design expertise. The primary bedroom has vaulted ceilings with upper side sky light windows. The attic space allows for storage only. There is a room at the top of the stairs that hosts a toilet and a room that could be used for storage closet space. The propane tank is owned. There is a shed currently used for storage and chicken house. The lands are partially sloped with some flat areas perfect for gardens, the view at the back of the home is amazing. Seller is selling AS IS and will make no repairs. Please allow 2 hours notice for showings.

20. 2025-03-21
    listed $185,000 Active 1248-char remark

    Show marketing remark (1248 chars)

    Homestead Dream Home. Check out this cottage style three bedroom, 1.2 bath home on a private road, partially wooded lot with a circular driveway. Enter from the side deck entry into a large open living/dining/country kitchen with an island area. Tall windows boast a 180 degree view of the Valley. Seller built a corner TV entertainment area. Laundry room is conveniently located downstairs. Off the kitchen and through the sliding glass doors there is a spacious deck overlooking the side yard gazebo firepit area. The stairwell going upstairs is wide. The hot water tank is located under the stairwell/storage area. Upstairs you will find three bedrooms. They are unfinished and waiting for your design expertise. The primary bedroom has vaulted ceilings with upper side sky light windows. The attic space allows for storage only. There is a room at the top of the stairs that hosts a toilet and a room that could be used for storage closet space. The propane tank is owned. There is a shed currently used for storage and chicken house. The lands are partially sloped with some flat areas perfect for gardens, the view at the back of the home is amazing. Seller is selling AS IS and will make no repairs. Please allow 2 hours notice for showings.

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,111 · $93/mo
• Expected delta: +$340/yr (+$28/mo · 44.1%)

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

Taxation est. · year 1

• Rental income: $14,594
• − Mortgage interest: −$4,812
• − Property taxes: −$771
• − Insurance: −$430
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,499
• Taxable income: $3,748
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $4,024/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: Franklinville Central School District
• NCES district ID: 3611490
• Math proficiency: 60% ▲ 11.00%
• Reading proficiency: 57% ▲ 16.00%
• Median HH income: $41,110
• Composite: 49.0/100
• National rank: #2068
• State rank: #281 of 590 in NY

Livability — Franklinville

• Score: 62/100
• State rank: #856
• US rank: #16514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,071

Population outlook (Cattaraugus County) Hauer SSP2

• Today (2025): 71,623 people
• By 2030: 67,751 · -5.4%
• By 2040: 59,488 · -16.9%
• By 2050: 51,601 · -28.0%
• By 2075: 35,025 · -51.1%
• By 2100: 21,243 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 5% Native American 1%
• Common ancestry: Romanian 10% Iranian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1%

Political lean MEDSL · Cattaraugus

• 2024 margin: Solid R (+32.8) · D 33.6% · R 66.4%
• 2008→2024 swing: -22.2pp toward R · 2008: -10.6pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.5 2016: R+34.4 2012: R+13.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 305.4492
• 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

-53.6% since first listed

6 events — show timeline

• 2026-03-23 Price Changed $85,900 UNYREIS
• 2026-03-08 Price Changed $135,000 UNYREIS
• 2025-09-10 Price Changed $150,000 UNYREIS
• 2025-05-28 Price Changed $155,000 UNYREIS
• 2025-04-09 Price Changed $165,000 UNYREIS
• 2025-03-21 Listed $185,000 UNYREIS

Property tax history

-4.0%/yr

Latest (2025): $771 · +9.5% YoY. Source: county tax records.