22 Olive Ave · Lakewood, NY 14750

$75,000

3 bd · 1.0 ba · 1,017 sqft · SingleFamily public records · 144 Days on market

Built 1910 7,500 sqft lot $74/sqft · 54% 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
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort and convenience in this cozy 2-bedroom cottage, located near the desirable village of Lakewood, NY. Situated just blocks from the pristine shores of Chautauqua Lake, this property offers access to village amenities. Leave the car at home and walk to Richard O. Hartley Park, the public beach, and public boat ramps for a day on the water. Enjoy summer evenings at the nearby baseball fields, basketball courts, or tennis courts, all just a short stroll away. This home is ideal for those seeking an active, lakeside lifestyle in a quiet, friendly neighborhood. Perfect for a year-round residence or a vacation getaway! Home has been updated with new kitchen cabinets, shower, tub, vanity, downstairs carpet and vinyl. Rare double lot provides substantial outdoor space and access from both Olive Avenue and Gerald Avenue. One car garage also has storage space and carport for additional vehicle or small boat!

Key facts

• New kitchen cabinets
• Storage space
• 7,500 sq ft lot

Tags

• NEW KITCHEN CABINETS
• SUBSTANTIAL OUTDOOR SPACE
• STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 3.0% in Lakewood — 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 71/100 on livability (#398 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Southwestern Central School District At Jamestown (town): math 45% / reading 56% proficiency, ranked #373 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $519 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $35k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.93% ✓
• Cap rate: 24.24%
• Cash-on-cash: 64.11%
• DSCR: 3.85
• GRM: 2.8

CMA / ARV

• ARV (median comp): $161,425
• List price: $75,000
• Delta: -53.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 E Terrace Ave	0.42mi	2/1.0 (-1)	1,076 (+6%)	11mo	$185,000	$172	56
4 Crystal Ave	0.43mi	2/1.0 (-1)	968 (-5%)	14mo	$135,000	$139	55
168 E Terrace Ave	0.31mi	2/1.0 (-1)	900 (-12%)	21mo	$210,000	$233	44
8 Canal Ave	0.25mi	4/2.0 (+1)	1,131 (+11%)	24mo	$424,900	$376	41
8 Case Ave	0.72mi	3/1.0	1,125 (+11%)	10mo	$240,000	$213	40
19 Southland Ave	0.44mi	2/1.0 (-1)	908 (-11%)	20mo	$175,000	$193	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: 63.2%
• Equity multiple: 3.83×
• Total profit: $59,394
• Equity at exit: $11,183

10-year hold

• IRR: 67.7%
• Equity multiple: 7.86×
• Total profit: $144,107
• Equity at exit: $6,485

Cash invested: $21,000 (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 14750

• Home prices YoY: -7.7%
• Active inventory: 39
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$192 /mo · $2,299/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,122

Break-even live

Break-even rent $780

Max offer price $75,000

Occupancy floor 44%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3779 Heineman Rd Bemus Point, NY	2.0	2.0	1100	$2,200	$2.00	43d	1	1.11mi

Listing history 34 events

1. 2026-06-19
   days on market $75,000 Active 144 DOM
2. 2026-06-18
   days on market $75,000 Active 143 DOM
3. 2026-06-17
   days on market $75,000 Active 142 DOM
4. 2026-06-16
   days on market $75,000 Active 141 DOM
5. 2026-06-15
   days on market $75,000 Active 140 DOM
6. 2026-06-14
   days on market $75,000 Active 138 DOM
7. 2026-06-12
   pricedays on market $75,000 Active 137 DOM
8. 2026-06-09
   days on market $80,000 Active 134 DOM
9. 2026-06-08
   days on market $80,000 Active 133 DOM
10. 2026-06-07
    days on market $80,000 Active 132 DOM
11. 2026-06-03
    days on market $80,000 Active 128 DOM
12. 2026-06-02
    pricedays on market $80,000 Active 127 DOM
13. 2026-06-01
    days on market $85,000 Active 126 DOM
14. 2026-05-31
    days on market $85,000 Active 125 DOM
15. 2026-05-30
    days on market $85,000 Active 124 DOM
16. 2026-04-15
    price $85,000 947-char remark

    Show marketing remark (947 chars)

    Discover the perfect blend of comfort and convenience in this cozy 2-bedroom cottage, located near the desirable village of Lakewood, NY. Situated just blocks from the pristine shores of Chautauqua Lake, this property offers access to village amenities. Leave the car at home and walk to Richard O. Hartley Park, the public beach, and public boat ramps for a day on the water. Enjoy summer evenings at the nearby baseball fields, basketball courts, or tennis courts, all just a short stroll away. This home is ideal for those seeking an active, lakeside lifestyle in a quiet, friendly neighborhood. Perfect for a year-round residence or a vacation getaway! Home has been updated with new kitchen cabinets, shower, tub, vanity, downstairs carpet and vinyl. Rare double lot provides substantial outdoor space and access from both Olive Avenue and Gerald Avenue. One car garage also has storage space and carport for additional vehicle or small boat!

17. 2026-03-07
    price $89,900 947-char remark

    Show marketing remark (947 chars)

    Discover the perfect blend of comfort and convenience in this cozy 2-bedroom cottage, located near the desirable village of Lakewood, NY. Situated just blocks from the pristine shores of Chautauqua Lake, this property offers access to village amenities. Leave the car at home and walk to Richard O. Hartley Park, the public beach, and public boat ramps for a day on the water. Enjoy summer evenings at the nearby baseball fields, basketball courts, or tennis courts, all just a short stroll away. This home is ideal for those seeking an active, lakeside lifestyle in a quiet, friendly neighborhood. Perfect for a year-round residence or a vacation getaway! Home has been updated with new kitchen cabinets, shower, tub, vanity, downstairs carpet and vinyl. Rare double lot provides substantial outdoor space and access from both Olive Avenue and Gerald Avenue. One car garage also has storage space and carport for additional vehicle or small boat!

18. 2026-02-20
    price $95,000 947-char remark

    Show marketing remark (947 chars)

    Discover the perfect blend of comfort and convenience in this cozy 2-bedroom cottage, located near the desirable village of Lakewood, NY. Situated just blocks from the pristine shores of Chautauqua Lake, this property offers access to village amenities. Leave the car at home and walk to Richard O. Hartley Park, the public beach, and public boat ramps for a day on the water. Enjoy summer evenings at the nearby baseball fields, basketball courts, or tennis courts, all just a short stroll away. This home is ideal for those seeking an active, lakeside lifestyle in a quiet, friendly neighborhood. Perfect for a year-round residence or a vacation getaway! Home has been updated with new kitchen cabinets, shower, tub, vanity, downstairs carpet and vinyl. Rare double lot provides substantial outdoor space and access from both Olive Avenue and Gerald Avenue. One car garage also has storage space and carport for additional vehicle or small boat!

19. 2026-02-02
    price $99,900 947-char remark

    Show marketing remark (947 chars)

    Discover the perfect blend of comfort and convenience in this cozy 2-bedroom cottage, located near the desirable village of Lakewood, NY. Situated just blocks from the pristine shores of Chautauqua Lake, this property offers access to village amenities. Leave the car at home and walk to Richard O. Hartley Park, the public beach, and public boat ramps for a day on the water. Enjoy summer evenings at the nearby baseball fields, basketball courts, or tennis courts, all just a short stroll away. This home is ideal for those seeking an active, lakeside lifestyle in a quiet, friendly neighborhood. Perfect for a year-round residence or a vacation getaway! Home has been updated with new kitchen cabinets, shower, tub, vanity, downstairs carpet and vinyl. Rare double lot provides substantial outdoor space and access from both Olive Avenue and Gerald Avenue. One car garage also has storage space and carport for additional vehicle or small boat!

20. 2026-01-26
    listed $110,000 Active 947-char remark

    Show marketing remark (947 chars)

    Discover the perfect blend of comfort and convenience in this cozy 2-bedroom cottage, located near the desirable village of Lakewood, NY. Situated just blocks from the pristine shores of Chautauqua Lake, this property offers access to village amenities. Leave the car at home and walk to Richard O. Hartley Park, the public beach, and public boat ramps for a day on the water. Enjoy summer evenings at the nearby baseball fields, basketball courts, or tennis courts, all just a short stroll away. This home is ideal for those seeking an active, lakeside lifestyle in a quiet, friendly neighborhood. Perfect for a year-round residence or a vacation getaway! Home has been updated with new kitchen cabinets, shower, tub, vanity, downstairs carpet and vinyl. Rare double lot provides substantial outdoor space and access from both Olive Avenue and Gerald Avenue. One car garage also has storage space and carport for additional vehicle or small boat!

21. 2025-10-20
    historical
22. 2025-09-15
    price $102,500
23. 2025-07-21
    price $109,500
24. 2025-04-30
    listed $119,500 Active
25. 2025-04-20
    historical
26. 2025-02-27
    price $129,500
27. 2024-11-10
    listed $139,500 Active
28. 2024-01-10
    soldstatus $51,500
29. 2024-01-08
    soldstatus $51,500 Closed
30. 2023-11-07
    status Pending Sale
31. 2023-10-19
    listed $59,500 Active
32. 2021-02-26
    soldstatus $12,500 Closed Sale or Rented
33. 2020-12-03
    status Pending Sale
34. 2020-12-02
    listed $12,500 Active

ⓘ 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: $2,299 · $192/mo
• Projected year-2 tax: $2,299 · $192/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 17 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: $26,400
• − Mortgage interest: −$4,201
• − Property taxes: −$2,299
• − Insurance: −$375
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$2,182
• Taxable income: $13,119
• Est. tax owed @ 24.0%: −$3,149
• After-tax cash flow: $10,314/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: Southwestern Central School District At Jamestown
• NCES district ID: 3627660
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $50,567
• Composite: 43.21/100
• National rank: #3062
• State rank: #373 of 590 in NY

Livability — Lakewood

• Score: 71/100
• State rank: #398
• US rank: #6904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood, NY
• Population (ZIP): 4,411

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -26.43%
• Current HPI: 318.8566
• 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

+580.0% since first listed

19 events — show timeline

• 2026-04-15 Price Changed $85,000 UNYREIS
• 2026-03-07 Price Changed $89,900 UNYREIS
• 2026-02-20 Price Changed $95,000 UNYREIS
• 2026-02-02 Price Changed $99,900 UNYREIS
• 2026-01-26 Listed $110,000 UNYREIS
• 2025-10-20 Listing Removed — WNYREIS
• 2025-09-15 Price Changed $102,500 WNYREIS
• 2025-07-21 Price Changed $109,500 WNYREIS
• 2025-04-30 Listed $119,500 WNYREIS
• 2025-04-20 Listing Removed — WNYREIS
• 2025-02-27 Price Changed $129,500 WNYREIS
• 2024-11-10 Listed $139,500 WNYREIS
• 2024-01-10 Sold (Public Records) $51,500 Public Records
• 2024-01-08 Sold (MLS) $51,500 UNYREIS
• 2023-11-07 Pending — UNYREIS
• 2023-10-19 Listed $59,500 UNYREIS
• 2021-02-26 Sold (MLS) $12,500 UNYREIS
• 2020-12-03 Pending — UNYREIS
• 2020-12-02 Listed $12,500 UNYREIS

Property tax history

+15.9%/yr

Latest (2025): $2,299 · +88.6% YoY. Source: county tax records.