108 S 18th St · Olean, NY 14760

$90,000

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 118 Days on market

Built 1930 3,675 sqft lot $65/sqft · 23% below area Est $117k · 23% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bath home is full of possibility and ready for someone with vision. Offering a full attic and full basement, there’s no shortage of space to expand, store, or create whatever suits your lifestyle. The main level provides a practical layout that can be updated to match your style. Upstairs there is a full walk up attic, perfect space for storage, bonus room or additional bedrooms. Downstairs, the basement workshop is a standout bonus—ideal for projects, hobbies, or extra storage and also includes a genuine fruit cellar. The home does need some basic TLC, but the potential is clear. This property is a great opportunity to customize a home to your taste. Bring your ideas and make this place shine again.

Key facts

• Basement workshop
• Full basement
• Genuine fruit cellar

Tags

• FULL ATTIC
• FULL BASEMENT
• BASEMENT WORKSHOP
• GENUINE FRUIT CELLAR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 8.1% in Olean — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#353 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Olean City School District (town): math 40% / reading 43% proficiency, ranked #511 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington West Elementary School (math 24% / reading 44%, grade F, #1,577 of 2,108 statewide, top 77%, 304 students, 57% FRL); Olean Intermediate-Middle School (math 23% / reading 36%, 564 students, 58% FRL); Olean Senior High School (math 77% / reading 67%, grade B+, #677 of 1,100 statewide, top 63%, 659 students, 49% FRL).
• Market conditions: 144 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cattaraugus County population projected at -28% 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $90k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.18%
• DSCR: 1.85
• GRM: 5.6

CMA / ARV

• ARV (median comp): $116,708
• List price: $90,000
• Delta: -22.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 W State St	0.06mi	3/1.0	1,504 (+9%)	5mo	$115,000	$76	78
112 N 21st St	0.19mi	4/2.0 (+1)	1,420 (+3%)	9mo	$120,000	$85	70
1117 W Sullivan St	0.53mi	3/1.5	1,400 (+1%)	6mo	$53,500	$38	66
334 N 13th St	0.53mi	2/1.0 (-1)	1,392 (+1%)	5mo	$74,500	$54	65
133 N 13th St	0.33mi	3/2.0	1,496 (+8%)	6mo	$149,900	$100	62
216 N 14th St	0.38mi	3/1.5	1,516 (+10%)	3mo	$143,000	$94	62
133 N 15th St	0.23mi	3/1.5	1,554 (+13%)	9mo	$180,000	$116	59
221 N 19th St	0.30mi	4/1.0 (+1)	1,578 (+14%)	6mo	$182,320	$116	52
315 N 18th St	0.39mi	3/2.0	1,577 (+14%)	7mo	$180,000	$114	48
708 Irving St	0.72mi	3/1.5	1,232 (-11%)	5mo	$25,000	$20	42
112 S 7th St	0.66mi	2/1.5 (-1)	1,516 (+10%)	5mo	$150,000	$99	42
126 N 8th St	0.63mi	3/1.5	1,552 (+12%)	9mo	$144,000	$93	40

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $11,111
• Equity at exit: $13,419

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $42,890
• Equity at exit: $7,782

Cash invested: $25,200 (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 14760

• Home prices YoY: -7.7%
• Active inventory: 144
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $403

Break-even live

Break-even rent $841

Max offer price $90,000

Occupancy floor 65%

Sensitivity live

Price	-10% $454	-5% $428	+0% $403	+5% $377	+10% $352
Rent	-10% $296	-5% $349	+0% $403	+5% $456	+10% $509
Rate	-1.0pp $448	-0.5pp $426	base $403	+0.5pp $379	+1.0pp $356

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $90,000 Active 118 DOM
2. 2026-06-21
   days on market $90,000 Active 117 DOM
3. 2026-06-21
   days on market $90,000 Active 116 DOM
4. 2026-06-18
   days on market $90,000 Active 114 DOM
5. 2026-06-17
   days on market $90,000 Active 113 DOM
6. 2026-06-16
   days on market $90,000 Active 112 DOM
7. 2026-06-15
   days on market $90,000 Active 111 DOM
8. 2026-06-13
   days on market $90,000 Active 109 DOM
9. 2026-06-12
   days on market $90,000 Active 108 DOM
10. 2026-06-09
    days on market $90,000 Active 105 DOM
11. 2026-06-08
    days on market $90,000 Active 104 DOM
12. 2026-06-07
    days on market $90,000 Active 103 DOM
13. 2026-06-07
    days on market $90,000 Active 102 DOM
14. 2026-06-04
    days on market $90,000 Active 99 DOM
15. 2026-06-02
    days on market $90,000 Active 98 DOM
16. 2026-06-01
    days on market $90,000 Active 97 DOM
17. 2026-05-31
    days on market $90,000 Active 96 DOM
18. 2026-03-23
    price $90,000 739-char remark

    Show marketing remark (739 chars)

    This 3 bedroom, 1 bath home is full of possibility and ready for someone with vision. Offering a full attic and full basement, there’s no shortage of space to expand, store, or create whatever suits your lifestyle. The main level provides a practical layout that can be updated to match your style. Upstairs there is a full walk up attic, perfect space for storage, bonus room or additional bedrooms. Downstairs, the basement workshop is a standout bonus—ideal for projects, hobbies, or extra storage and also includes a genuine fruit cellar. The home does need some basic TLC, but the potential is clear. This property is a great opportunity to customize a home to your taste. Bring your ideas and make this place shine again.

19. 2026-02-23
    listed $95,000 Active 739-char remark

    Show marketing remark (739 chars)

    This 3 bedroom, 1 bath home is full of possibility and ready for someone with vision. Offering a full attic and full basement, there’s no shortage of space to expand, store, or create whatever suits your lifestyle. The main level provides a practical layout that can be updated to match your style. Upstairs there is a full walk up attic, perfect space for storage, bonus room or additional bedrooms. Downstairs, the basement workshop is a standout bonus—ideal for projects, hobbies, or extra storage and also includes a genuine fruit cellar. The home does need some basic TLC, but the potential is clear. This property is a great opportunity to customize a home to your taste. Bring your ideas and make this place shine again.

20. 2005-12-14
    soldstatus $58,000

ⓘ 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: $1,855 · $155/mo
• Projected year-2 tax: $1,855 · $155/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,204
• − Mortgage interest: −$5,041
• − Property taxes: −$1,855
• − Insurance: −$450
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,618
• Taxable income: $3,647
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $3,957/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: Olean City School District
• NCES district ID: 3621720
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $40,365
• Composite: 34.81/100
• National rank: #5104
• State rank: #511 of 590 in NY

Livability — Olean

• Score: 72/100
• State rank: #353
• US rank: #5930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olean, NY
• City population: 17,272
• Population (ZIP): 17,272

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 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: ▼ -19.85%
• Current HPI: 237.327
• 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

+55.2% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $90,000 UNYREIS
• 2026-02-23 Listed $95,000 UNYREIS
• 2005-12-14 Sold (Public Records) $58,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,855 · -38.9% YoY. Source: county tax records.