5782-5788 W Main St · Olcott, NY 14126

$350,000

8 bd · 4.0 ba · 3,116 sqft · MultiFamily · 13 Days on market

Built 1865 Fair condition 0.31 ac lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Wonderful opportunity! Bordered by Olcott Harbor and Lake Ontario. Zoned Marine Business District. 5782-5788 West Main St is 4 properties combined on one parcel. Town of Newfane. Hamlet of Olcott. All rented w/ long term tenants. 5788-2 story. 3 bed 1 bath. first floor bed. Basement. Hot water heat. 5784-2 story. 2 bed 1 bath. Basement. Hot water heat. 5782- One story. 2 bed 1 bath. Forced air w/ central air. 5786- 1 story 1 bed one bath. Forced air with central air. 1 car garage. Parking lot. Showings begin at Open House Saturday, April 11th 1-3pm and Sunday April 12 from 1-3pm. Offers due Monday, April 13 at 12:00 noon. NO escalation clauses.

Key facts

• 0.31 acre lot
• Garage
• Built 1865

Property features AI

Finance

• Other: Operating expense details noted as 'See Remarks'
• Financial info: Four-unit multifamily property with separate gas and electric meters for each unit; Units are month-to-month; Owner pays water; rent includes water; Listed unit rents: $600, $600, $575, $820 (actual rents shown)

Exterior

• Parking: Garage (1-car); Gravel and paved parking available
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: One-story building; Residential multi-use zoning; Has view; Harbor frontage on Lake Ontario
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block and stone foundation; Existing (pre-owned) property
• Exterior features: Deck; Patio; Porch

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator; Eat-in kitchen or dining area depending on unit; Formal dining room in some units
• Bedrooms: Four separate units: two 2-bedroom units, one 1-bedroom unit, one 3-bedroom unit
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: Each unit has one full bathroom (4 full bathrooms total)
• Heating & cooling: Gas heating (forced air and hot water); Central air conditioning
• Interior features: Ceiling fan(s); Natural woodwork
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $350k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive. Per door: $193/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).

Location & tenants

• Location reads 66/100 on livability (#653 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: employment C-, schools D, amenities F.
• Newfane Central School District (rural): math 51% / reading 66% proficiency, ranked #257 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $13k appreciation (3.8% local appreciation)).
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $350,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.08×
• Total profit: $105,753
• Equity at exit: $172,703

10-year hold

• IRR: 19.0%
• Equity multiple: 3.96×
• Total profit: $290,512
• Equity at exit: $278,743

Cash invested: $98,000 (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 14126

• Home prices YoY: 1.3%
• Active inventory: 9
• Price-to-rent: 26.2×

Monthly cashflow live

• Estimated rent: $4,038 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $771

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 76%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,113
▸ 2× units	2	1	$2,024
1× unit	1	1	$902
Total (4 units)			$4,038

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-04-07
   listed $350,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 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: $48,456
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,876
• − Management: −$3,876
• − Depreciation: −$10,182
• Taxable income: $3,916
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $8,315/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and maintenance, including roof replacement, siding repair, HVAC unit replacement, and landscaping improvements. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — The siding is old and shows significant wear.
• Major flooring — The flooring is old and worn, indicating a need for replacement or refinishing.
• Major HVAC units — The units appear old and may need replacement or repair.
• Major landscaping — The landscaping is sparse and in need of maintenance to improve curb appeal.

Value-add opportunities

• Both roof replacement — Recovering the roof will improve the home's structural integrity and curb appeal.
• Both siding replacement — Replacing the siding will improve the home's appearance and increase its value.
• Both HVAC unit replacement — Upgrading the HVAC system will improve comfort and energy efficiency, enhancing both resale and rental value.
• Both landscaping and curb appeal — A well-maintained and landscaped exterior will significantly increase the home's curb appeal and market value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
siding · The siding is old and shows significant wear.	Major	$15,000–50,000
flooring · The flooring is old and worn, indicating a need for replacement or refinishing.	Major	$15,000–50,000
HVAC units · The units appear old and may need replacement or repair.	Major	$15,000–50,000
landscaping · The landscaping is sparse and in need of maintenance to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — Recovering the roof will improve the home's structural integrity and curb appeal. ↑
• Both siding replacement — Replacing the siding will improve the home's appearance and increase its value. ↑
• Both HVAC unit replacement — Upgrading the HVAC system will improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both landscaping and curb appeal — A well-maintained and landscaped exterior will significantly increase the home's curb appeal and market value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Newfane Central School District
• NCES district ID: 3620760
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 66% ▲ 10.00%
• Median HH income: $53,029
• Composite: 50.07/100
• National rank: #1911
• State rank: #257 of 590 in NY

Livability — Olcott

• Score: 66/100
• State rank: #653
• US rank: #12178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olcott, NY
• City population: 301
• Population (ZIP): 301

Population outlook (Niagara County) Hauer SSP2

• Today (2025): 204,149 people
• By 2030: 197,900 · -3.1%
• By 2040: 182,239 · -10.7%
• By 2050: 165,198 · -19.1%
• By 2075: 129,416 · -36.6%
• By 2100: 96,222 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Foreign-born: 2%
• Languages at home: 93% English-only · French/Haitian/Cajun 7%

Political lean MEDSL · Niagara

• 2024 margin: R (+14.9) · D 42.5% · R 57.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 1.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+9.7 2016: R+19.0 2012: D+0.6 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.77%
• Current HPI: 301.4624
• 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

2 events — show timeline

• 2026-04-20 Pending — WNYREIS
• 2026-04-07 Listed $350,000 WNYREIS