329 E Main St · Westfield, NY 14787

$60,000

4 bd · 1.5 ba · 2,468 sqft · SingleFamily public records · 39 Days on market

Built 1990 0.69 ac lot $24/sqft · 75% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Diamond in the rough, needs some TLC, features a four bedroom 1.5 bath home on approximately 0.7 acres. Enter through the front enclosed porch to the left you will find yourself in a spacious living room with stately fireplace. The fireplace used to have a wood stove in it, but was removed prior. The first floor full bath has a shower/tub surround, tiled floors, and is shared between the two first floor bedrooms. Country style Kitchen is well lit with natural lighting, has tiled backsplash and countertops. There is an exit to the front of the home as well as the attached garage. Half bath off dining is perfect for the quick cleanups from being outside. Informal dining area with French doors lead out to a balcony deck and leads to the back yard. Formal dining is adjacent to the living room with full size picture window that gives plenty of natural light. Upstairs are two bedrooms, a great room area, and plenty of storage space. The back wooded area, has grape vines and large Walnut trees. Home is being sold AS IS WHERE IS and seller will make no repairs. Close to Mayville, Chautauqua Institute, Westfield Academy School, shops, restaurants, and Lake Erie. This home needs some TLC.

Key facts

• Spacious layout
• 0.69 acre lot
• Garage

Tags

• SPACIOUS LAYOUT
• GENEROUSLY SIZED ROOMS
• PRIME VILLAGE LOCATION
• PROXIMITY TO LAKE ERIE

Property features AI

Exterior

• Parking: Attached garage with 1 space
• Utilities: Electricity available; Public water connected; Sewer connected
• Home design: 2-story home; Existing construction
• Construction: Frame construction with vinyl siding; Metal roof; Block foundation
• Exterior features: Deck; Dirt driveway; Rectangular lot (approx. 0.69 acres, 150 x 200)

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric baseboard heating
• Interior features: Entrance foyer; Bedroom on main level; See remarks
• Laundry & utility: Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#364 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: employment D, amenities F, commute F.
• Westfield Central School District (town): math 57% / reading 64% proficiency, ranked #246 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Westfield Elementary School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 297 students, 52% FRL); Westfield Middle School (math 52% / reading 67%, grade B, #161 of 729 statewide, top 24%, 142 students, 55% FRL); Westfield High School (math 95% / reading 95%, grade A+, #83 of 1,100 statewide, top 8%, 198 students, 46% FRL).
• Market conditions: 32 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 $2k of equity ($415 loan paydown + $1k appreciation (2.2% 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 (2.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $30k; list at $60k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.14% ✓
• Cap rate: 18.33%
• Cash-on-cash: 42.99%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $238,845
• List price: $60,000
• Delta: -74.88%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 3.36×
• Total profit: $39,730
• Equity at exit: $24,485

10-year hold

• IRR: 44.1%
• Equity multiple: 6.70×
• Total profit: $95,766
• Equity at exit: $35,900

Cash invested: $16,800 (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 14787

• Home prices YoY: 0.8%
• Active inventory: 32
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $546

Break-even live

Break-even rent $595

Max offer price $60,000

Occupancy floor 53%

Sensitivity live

Price	-10% $588	-5% $567	+0% $546	+5% $526	+10% $505
Rent	-10% $445	-5% $495	+0% $546	+5% $597	+10% $648
Rate	-1.0pp $576	-0.5pp $562	base $546	+0.5pp $531	+1.0pp $515

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-07
   statusdays on market $60,000 Pending 39 DOM
2. 2026-06-04
   days on market $60,000 Active 37 DOM
3. 2026-06-02
   days on market $60,000 Active 36 DOM
4. 2026-06-01
   days on market $60,000 Active 35 DOM
5. 2026-05-31
   days on market $60,000 Active 34 DOM
6. 2026-04-27
   listed $60,000 Active 1049-char remark
7. 2025-10-31
   soldstatus $30,000 Closed 1197-char remark

   Show marketing remark (1197 chars)

   Diamond in the rough, needs some TLC, features a four bedroom 1.5 bath home on approximately 0.7 acres. Enter through the front enclosed porch to the left you will find yourself in a spacious living room with stately fireplace. The fireplace used to have a wood stove in it, but was removed prior. The first floor full bath has a shower/tub surround, tiled floors, and is shared between the two first floor bedrooms. Country style Kitchen is well lit with natural lighting, has tiled backsplash and countertops. There is an exit to the front of the home as well as the attached garage. Half bath off dining is perfect for the quick cleanups from being outside. Informal dining area with French doors lead out to a balcony deck and leads to the back yard. Formal dining is adjacent to the living room with full size picture window that gives plenty of natural light. Upstairs are two bedrooms, a great room area, and plenty of storage space. The back wooded area, has grape vines and large Walnut trees. Home is being sold AS IS WHERE IS and seller will make no repairs. Close to Mayville, Chautauqua Institute, Westfield Academy School, shops, restaurants, and Lake Erie. This home needs some TLC.

8. 2025-09-15
   status Pending 1197-char remark

   Show marketing remark (1197 chars)

   Diamond in the rough, needs some TLC, features a four bedroom 1.5 bath home on approximately 0.7 acres. Enter through the front enclosed porch to the left you will find yourself in a spacious living room with stately fireplace. The fireplace used to have a wood stove in it, but was removed prior. The first floor full bath has a shower/tub surround, tiled floors, and is shared between the two first floor bedrooms. Country style Kitchen is well lit with natural lighting, has tiled backsplash and countertops. There is an exit to the front of the home as well as the attached garage. Half bath off dining is perfect for the quick cleanups from being outside. Informal dining area with French doors lead out to a balcony deck and leads to the back yard. Formal dining is adjacent to the living room with full size picture window that gives plenty of natural light. Upstairs are two bedrooms, a great room area, and plenty of storage space. The back wooded area, has grape vines and large Walnut trees. Home is being sold AS IS WHERE IS and seller will make no repairs. Close to Mayville, Chautauqua Institute, Westfield Academy School, shops, restaurants, and Lake Erie. This home needs some TLC.

9. 2025-05-29
   status Active 1197-char remark

   Show marketing remark (1197 chars)

   Diamond in the rough, needs some TLC, features a four bedroom 1.5 bath home on approximately 0.7 acres. Enter through the front enclosed porch to the left you will find yourself in a spacious living room with stately fireplace. The fireplace used to have a wood stove in it, but was removed prior. The first floor full bath has a shower/tub surround, tiled floors, and is shared between the two first floor bedrooms. Country style Kitchen is well lit with natural lighting, has tiled backsplash and countertops. There is an exit to the front of the home as well as the attached garage. Half bath off dining is perfect for the quick cleanups from being outside. Informal dining area with French doors lead out to a balcony deck and leads to the back yard. Formal dining is adjacent to the living room with full size picture window that gives plenty of natural light. Upstairs are two bedrooms, a great room area, and plenty of storage space. The back wooded area, has grape vines and large Walnut trees. Home is being sold AS IS WHERE IS and seller will make no repairs. Close to Mayville, Chautauqua Institute, Westfield Academy School, shops, restaurants, and Lake Erie. This home needs some TLC.

10. 2025-05-23
    status Pending 1197-char remark

    Show marketing remark (1197 chars)

    Diamond in the rough, needs some TLC, features a four bedroom 1.5 bath home on approximately 0.7 acres. Enter through the front enclosed porch to the left you will find yourself in a spacious living room with stately fireplace. The fireplace used to have a wood stove in it, but was removed prior. The first floor full bath has a shower/tub surround, tiled floors, and is shared between the two first floor bedrooms. Country style Kitchen is well lit with natural lighting, has tiled backsplash and countertops. There is an exit to the front of the home as well as the attached garage. Half bath off dining is perfect for the quick cleanups from being outside. Informal dining area with French doors lead out to a balcony deck and leads to the back yard. Formal dining is adjacent to the living room with full size picture window that gives plenty of natural light. Upstairs are two bedrooms, a great room area, and plenty of storage space. The back wooded area, has grape vines and large Walnut trees. Home is being sold AS IS WHERE IS and seller will make no repairs. Close to Mayville, Chautauqua Institute, Westfield Academy School, shops, restaurants, and Lake Erie. This home needs some TLC.

11. 2025-04-10
    listed $59,000 Active 1197-char remark

    Show marketing remark (1197 chars)

    Diamond in the rough, needs some TLC, features a four bedroom 1.5 bath home on approximately 0.7 acres. Enter through the front enclosed porch to the left you will find yourself in a spacious living room with stately fireplace. The fireplace used to have a wood stove in it, but was removed prior. The first floor full bath has a shower/tub surround, tiled floors, and is shared between the two first floor bedrooms. Country style Kitchen is well lit with natural lighting, has tiled backsplash and countertops. There is an exit to the front of the home as well as the attached garage. Half bath off dining is perfect for the quick cleanups from being outside. Informal dining area with French doors lead out to a balcony deck and leads to the back yard. Formal dining is adjacent to the living room with full size picture window that gives plenty of natural light. Upstairs are two bedrooms, a great room area, and plenty of storage space. The back wooded area, has grape vines and large Walnut trees. Home is being sold AS IS WHERE IS and seller will make no repairs. Close to Mayville, Chautauqua Institute, Westfield Academy School, shops, restaurants, and Lake Erie. This home needs some TLC.

12. 2025-04-02
    historical
13. 2025-03-15
    price $59,000
14. 2025-01-08
    price $69,000
15. 2024-12-09
    price $75,000
16. 2024-10-06
    listed $85,000 Active
17. 2023-08-19
    historical
18. 2023-05-17
    price $59,900
19. 2023-01-07
    listed $71,900 Active
20. 2022-12-18
    historical
21. 2022-08-23
    price $74,900
22. 2022-08-23
    price $749,000
23. 2022-08-21
    price $88,000
24. 2022-05-03
    price $87,000
25. 2022-04-28
    listed $88,000 Active
26. 2004-04-09
    soldstatus $29,000
27. 2004-04-07
    soldstatus $29,000
28. 2003-02-06
    listed $38,900

ⓘ 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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,440
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$966
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$1,745
• Taxable income: $5,997
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,116/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: Westfield Central School District
• NCES district ID: 3630990
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $41,283
• Composite: 50.63/100
• National rank: #1838
• State rank: #246 of 590 in NY

Livability — Westfield

• Score: 72/100
• State rank: #364
• US rank: #6214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, NY
• City population: 4,863
• Population (ZIP): 4,863

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 (94%)
• Race & ethnicity: White 94% Asian 3% Hispanic / Latino 2% Native American 2%
• Common ancestry: Romanian 7% Iranian 2% Slovak 1%
• Foreign-born: 2% · Vietnam, South Korea
• Languages at home: 93% English-only · Spanish 3% Vietnamese 2% German/W. Germanic 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: ▲ 2.25%
• Current HPI: 280.9476
• 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

+54.2% since first listed

24 events — show timeline

• 2026-06-05 Pending — UNYREIS
• 2026-04-27 Listed $60,000 UNYREIS
• 2025-10-31 Sold (MLS) $30,000 UNYREIS
• 2025-09-15 Pending — UNYREIS
• 2025-05-29 Relisted — UNYREIS
• 2025-05-23 Pending — UNYREIS
• 2025-04-10 Listed $59,000 UNYREIS
• 2025-04-02 Listing Removed — UNYREIS
• 2025-03-15 Price Changed $59,000 UNYREIS
• 2025-01-08 Price Changed $69,000 UNYREIS
• 2024-12-09 Price Changed $75,000 UNYREIS
• 2024-10-06 Listed $85,000 UNYREIS
• 2023-08-19 Listing Removed — WNYREIS
• 2023-05-17 Price Changed $59,900 WNYREIS
• 2023-01-07 Listed $71,900 WNYREIS
• 2022-12-18 Listing Removed — WNYREIS
• 2022-08-23 Price Changed $74,900 WNYREIS
• 2022-08-23 Price Changed $749,000 WNYREIS
• 2022-08-21 Price Changed $88,000 WNYREIS
• 2022-05-03 Price Changed $87,000 WNYREIS
• 2022-04-28 Listed $88,000 WNYREIS
• 2004-04-09 Sold (MLS) $29,000 UNYREIS
• 2004-04-07 Sold (Public Records) $29,000 Public Records
• 2003-02-06 Listed $38,900 UNYREIS

Property tax history

+2.8%/yr

Latest (2025): $3,452 · +0.7% YoY. Source: county tax records.