1106 Frew Run Rd · Frewsburg, NY 14738

$79,900

3 bd · 1.0 ba · 1,370 sqft · SingleFamily public records · 38 Days on market

Built 1920 5.60 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

UNIQUE BARN CONVERSION ON RURAL PROPERTY! Selling "AS IS, " this one-of-a-kind property offers endless potential for renovation, recreation, storage, or a future homestead project. Located in the Frewsburg School District, the property includes a converted barn-style dwelling, detached barn, and insulated workshop in a quiet country setting. The converted barn dwelling offers approximately 1,370 square feet of space and features: • Enclosed porch • Large living room area • Kitchen area with pantry • 3 possible bedrooms • Entrance room with concrete floor • Large rear porch • Partial basement with standing water • Existing w

Key facts

• Water well
• Insulated workshop
• Partial basement

Tags

• ENCLOSED PORCH
• KITCHEN AREA WITH PANTRY
• PARTIAL BASEMENT
• WATER WELL
• LARGE BACK PORCH
• INSULATED WORKSHOP

Property features AI

Exterior

• Parking: Gravel driveway parking
• Utilities: Well water; not connected water available nearby; Septic tank
• Home design: Two-story home
• Construction: Block foundation
• Exterior features: Open porch; Gravel driveway; Barn, outbuilding and shed on property; Level, pie-shaped rural lot; County road frontage

Interior

• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Laminate; Varies
• Interior features: Hardwood and laminate flooring throughout with varied finishes; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#553 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B; Watch: schools C-, employment D, amenities F.
• Frewsburg Central School District (rural): math 62% / reading 56% proficiency, ranked #253 of 590 in NY (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chautauqua County population projected at -22% 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $80k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.66% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.70%
• DSCR: 1.79
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $3,999
• Equity at exit: $11,913

10-year hold

• IRR: 14.2%
• Equity multiple: 2.15×
• Total profit: $25,751
• Equity at exit: $6,908

Cash invested: $22,372 (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 14738

• Home prices YoY: -12.6%
• Active inventory: 19
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$263 /mo · $3,161/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $264

Break-even live

Break-even rent $990

Max offer price $79,900

Occupancy floor 75%

Sensitivity live

Price	-10% $309	-5% $286	+0% $264	+5% $241	+10% $218
Rent	-10% $159	-5% $211	+0% $264	+5% $316	+10% $368
Rate	-1.0pp $304	-0.5pp $284	base $264	+0.5pp $243	+1.0pp $222

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $79,900 Active 38 DOM
2. 2026-06-19
   days on market $79,900 Active 36 DOM
3. 2026-06-18
   days on market $79,900 Active 35 DOM
4. 2026-06-17
   days on market $79,900 Active 34 DOM
5. 2026-06-16
   days on market $79,900 Active 33 DOM
6. 2026-06-15
   days on market $79,900 Active 32 DOM
7. 2026-06-14
   days on market $79,900 Active 30 DOM
8. 2026-06-12
   days on market $79,900 Active 29 DOM
9. 2026-06-09
   days on market $79,900 Active 26 DOM
10. 2026-06-09
    remarks 649-char remark
11. 2026-06-09
    listed $79,900 Active 25 DOM

ⓘ 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: $3,161 · $263/mo
• Projected year-2 tax: $3,161 · $263/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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 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: $15,884
• − Mortgage interest: −$4,476
• − Property taxes: −$3,161
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,324
• Taxable income: $2,185
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $2,638/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: Frewsburg Central School District
• NCES district ID: 3611610
• Math proficiency: 62% ▬ 0.00%
• Reading proficiency: 56% ▲ 7.00%
• Median HH income: $50,868
• Composite: 50.36/100
• National rank: #1876
• State rank: #253 of 590 in NY

Livability — Frewsburg

• Score: 68/100
• State rank: #553
• US rank: #9948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,550

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 (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Slovak 4% Scottish 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% 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: ▼ -46.94%
• Current HPI: 327.079
• 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

+232.9% since first listed

3 events — show timeline

• 2026-05-26 Price Changed $79,900 UNYREIS
• 2026-05-14 Listed $89,900 UNYREIS
• 2011-12-29 Sold (Public Records) $24,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,161 · +15.1% YoY. Source: county tax records.