144 W Main St · Falconer, NY 14733

$199,900

5 bd · 2.0 ba · 2,342 sqft · MultiFamily public records · 81 Days on market

Built 1900 9,375 sqft lot $85/sqft · 25% above area Est $188k · 7% over

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Why this score? — see what drove the C 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 +21.8/30.0
• DSCR +7.0/10.0
• Appreciation +6.3/10.0
• 1% rule +5.5/10.0
• ARV discount +4.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Positioned for long term value and everyday comfort, this spacious 5 to 6 bedroom, 3 full bathroom home delivers the space and functionality today’s buyers expect. The primary suite is conveniently located on the first floor and features a private full bath with a walk in shower, double shower heads, and double sinks, creating a practical and comfortable retreat. The home has been thoughtfully updated with new carpet, new stainless steel appliances, and modernized electric and plumbing, offering peace of mind and move in readiness. A large eat in kitchen serves as the heart of the home and flows seamlessly into a formal dining room, ideal for gatherings and traditional living. Additional highlights include a partially finished basement providing flexible living or recreation space, a fully fenced backyard for privacy and outdoor enjoyment, and a two car garage for convenience and storage. Located within Falconer School District, this property represents a solid investment in both lifestyle and long term stability.

Key facts

• Double sinks
• Double shower heads
• New carpet

Tags

• PRIMARY SUITE
• PRIVATE FULL BATH
• WALK IN SHOWER
• DOUBLE SHOWER HEADS
• DOUBLE SINKS
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#391 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Falconer Central School District (town): math 43% / reading 54% proficiency, ranked #423 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 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 $6k of equity ($1k loan paydown + $5k appreciation (2.5% 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 (2.5% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $65k; list at $200k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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 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: 1.05% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (median comp): $187,500
• List price: $199,900
• Delta: 6.61%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65-67 E Everett St	0.33mi	5/3.0	2,592 (+11%)	2mo	$68,000	$26	61
221 E Pearl St	0.51mi	5/2.0	2,224 (-5%)	18mo	$50,000	$22	53
220 E Main St	0.47mi	5/2.0	2,116 (-10%)	13mo	$107,500	$51	51

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

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.69×
• Total profit: $38,589
• Equity at exit: $84,316

10-year hold

• IRR: 14.8%
• Equity multiple: 3.08×
• Total profit: $116,417
• Equity at exit: $125,767

Cash invested: $55,972 (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 14733

• Home prices YoY: 0.9%
• Active inventory: 17
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $2,103 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$220 /mo · $2,640/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $310

Break-even live

Break-even rent $1,711

Max offer price $199,900

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
1× unit	4	2	$1,094
1× unit	2	1	$1,008
Total (2 units)			$2,103

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-07
   status Pending 1035-char remark

   Show marketing remark (1035 chars)

   Positioned for long term value and everyday comfort, this spacious 5 to 6 bedroom, 3 full bathroom home delivers the space and functionality today’s buyers expect. The primary suite is conveniently located on the first floor and features a private full bath with a walk in shower, double shower heads, and double sinks, creating a practical and comfortable retreat. The home has been thoughtfully updated with new carpet, new stainless steel appliances, and modernized electric and plumbing, offering peace of mind and move in readiness. A large eat in kitchen serves as the heart of the home and flows seamlessly into a formal dining room, ideal for gatherings and traditional living. Additional highlights include a partially finished basement providing flexible living or recreation space, a fully fenced backyard for privacy and outdoor enjoyment, and a two car garage for convenience and storage. Located within Falconer School District, this property represents a solid investment in both lifestyle and long term stability.

2. 2026-03-17
   price $199,900 1035-char remark

   Show marketing remark (1035 chars)

   Positioned for long term value and everyday comfort, this spacious 5 to 6 bedroom, 3 full bathroom home delivers the space and functionality today’s buyers expect. The primary suite is conveniently located on the first floor and features a private full bath with a walk in shower, double shower heads, and double sinks, creating a practical and comfortable retreat. The home has been thoughtfully updated with new carpet, new stainless steel appliances, and modernized electric and plumbing, offering peace of mind and move in readiness. A large eat in kitchen serves as the heart of the home and flows seamlessly into a formal dining room, ideal for gatherings and traditional living. Additional highlights include a partially finished basement providing flexible living or recreation space, a fully fenced backyard for privacy and outdoor enjoyment, and a two car garage for convenience and storage. Located within Falconer School District, this property represents a solid investment in both lifestyle and long term stability.

3. 2026-03-14
   status Active 1035-char remark

   Show marketing remark (1035 chars)

   Positioned for long term value and everyday comfort, this spacious 5 to 6 bedroom, 3 full bathroom home delivers the space and functionality today’s buyers expect. The primary suite is conveniently located on the first floor and features a private full bath with a walk in shower, double shower heads, and double sinks, creating a practical and comfortable retreat. The home has been thoughtfully updated with new carpet, new stainless steel appliances, and modernized electric and plumbing, offering peace of mind and move in readiness. A large eat in kitchen serves as the heart of the home and flows seamlessly into a formal dining room, ideal for gatherings and traditional living. Additional highlights include a partially finished basement providing flexible living or recreation space, a fully fenced backyard for privacy and outdoor enjoyment, and a two car garage for convenience and storage. Located within Falconer School District, this property represents a solid investment in both lifestyle and long term stability.

4. 2026-03-08
   historical Active Under Contract 1035-char remark

   Show marketing remark (1035 chars)

   Positioned for long term value and everyday comfort, this spacious 5 to 6 bedroom, 3 full bathroom home delivers the space and functionality today’s buyers expect. The primary suite is conveniently located on the first floor and features a private full bath with a walk in shower, double shower heads, and double sinks, creating a practical and comfortable retreat. The home has been thoughtfully updated with new carpet, new stainless steel appliances, and modernized electric and plumbing, offering peace of mind and move in readiness. A large eat in kitchen serves as the heart of the home and flows seamlessly into a formal dining room, ideal for gatherings and traditional living. Additional highlights include a partially finished basement providing flexible living or recreation space, a fully fenced backyard for privacy and outdoor enjoyment, and a two car garage for convenience and storage. Located within Falconer School District, this property represents a solid investment in both lifestyle and long term stability.

5. 2026-02-15
   listed $209,900 Active 1035-char remark

   Show marketing remark (1035 chars)

   Positioned for long term value and everyday comfort, this spacious 5 to 6 bedroom, 3 full bathroom home delivers the space and functionality today’s buyers expect. The primary suite is conveniently located on the first floor and features a private full bath with a walk in shower, double shower heads, and double sinks, creating a practical and comfortable retreat. The home has been thoughtfully updated with new carpet, new stainless steel appliances, and modernized electric and plumbing, offering peace of mind and move in readiness. A large eat in kitchen serves as the heart of the home and flows seamlessly into a formal dining room, ideal for gatherings and traditional living. Additional highlights include a partially finished basement providing flexible living or recreation space, a fully fenced backyard for privacy and outdoor enjoyment, and a two car garage for convenience and storage. Located within Falconer School District, this property represents a solid investment in both lifestyle and long term stability.

6. 2022-06-23
   soldstatus $65,000 Closed Sale or Rented 136-char remark

   Show marketing remark (136 chars)

   Large 2 family home. One side of the apartment has 4 bedrooms, the other side has 2 bedrooms. Home has vinyl siding and a 2 car garage.

7. 2022-05-16
   status Under Contract- Do Not Show 136-char remark

   Show marketing remark (136 chars)

   Large 2 family home. One side of the apartment has 4 bedrooms, the other side has 2 bedrooms. Home has vinyl siding and a 2 car garage.

8. 2022-04-03
   historical Continue to Show- Under Contract 136-char remark

   Show marketing remark (136 chars)

   Large 2 family home. One side of the apartment has 4 bedrooms, the other side has 2 bedrooms. Home has vinyl siding and a 2 car garage.

9. 2022-03-22
   price $75,000 136-char remark

   Show marketing remark (136 chars)

   Large 2 family home. One side of the apartment has 4 bedrooms, the other side has 2 bedrooms. Home has vinyl siding and a 2 car garage.

10. 2022-01-08
    price $79,900 136-char remark

    Show marketing remark (136 chars)

    Large 2 family home. One side of the apartment has 4 bedrooms, the other side has 2 bedrooms. Home has vinyl siding and a 2 car garage.

11. 2021-11-03
    listed $84,500 Active 136-char remark

    Show marketing remark (136 chars)

    Large 2 family home. One side of the apartment has 4 bedrooms, the other side has 2 bedrooms. Home has vinyl siding and a 2 car garage.

ⓘ 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: $2,640 · $220/mo
• Projected year-2 tax: $3,009 · $251/mo
• Expected delta: +$369/yr (+$31/mo · 14.0%)

ⓘ 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 ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,236
• − Mortgage interest: −$11,198
• − Property taxes: −$2,640
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$5,815
• Taxable income: $546
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $3,586/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: Falconer Central School District
• NCES district ID: 3610920
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 54% ▲ 11.00%
• Median HH income: $44,363
• Composite: 40.96/100
• National rank: #3600
• State rank: #423 of 590 in NY

Livability — Falconer

• Score: 71/100
• State rank: #391
• US rank: #6759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Falconer, NY
• Population (ZIP): 3,201

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▲ 2.50%
• Current HPI: 271.5037
• 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

+136.6% since first listed

11 events — show timeline

• 2026-05-07 Pending — UNYREIS
• 2026-03-17 Price Changed $199,900 UNYREIS
• 2026-03-14 Relisted — UNYREIS
• 2026-03-08 Contingent — UNYREIS
• 2026-02-15 Listed $209,900 UNYREIS
• 2022-06-23 Sold (MLS) $65,000 UNYREIS
• 2022-05-16 Pending — UNYREIS
• 2022-04-03 Contingent — UNYREIS
• 2022-03-22 Price Changed $75,000 UNYREIS
• 2022-01-08 Price Changed $79,900 UNYREIS
• 2021-11-03 Listed $84,500 UNYREIS

Property tax history

+3.1%/yr

Latest (2025): $2,640 · +5.1% YoY. Source: county tax records.