84 E State St · Salamanca, NY 14779

$29,900

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 12 Days on market

Built 1910 8,693 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NOT A TYPO. .. .. THIS HOME IS PRICED TO SELL!!!! Very cute 2 bedroom, 1 bathroom home offers metal roof, some newer windows, first floor bathroom, spacious loft, and more! Whether you're looking for your starter home or investment property, this one is priced to sell! Home offers established rental history! Can be purchased separately or as a package deal with 53 East State Street for $27,000!!!! Call today for more details!

Key facts

• New furnace
• Insulation
• Allegany state park

Tags

• NEW FURNACE
• INSULATION
• CITY PARKING
• LOCAL AMENITIES
• ALLEGANY STATE PARK

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story house; Resale property; Metal roof
• Construction: Stone foundation; Construction details: see remarks
• Exterior features: Covered porch

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: One main-level bedroom; One second-floor bedroom; One first-floor bedroom (additional)
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Walk-out basement access
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).

Location & tenants

• Location reads 71/100 on livability (#380 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities F.
• Salamanca City School District (town): math 29% / reading 43% proficiency, ranked #560 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $1k appreciation (4.5% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y 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 $7k; list at $30k implies a 327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 5.65% ✓
• Cap rate: 51.98%
• Cash-on-cash: 163.17%
• DSCR: 8.26
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $102,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Cleveland Ave	0.59mi	2/1.0	864 (-13%)	6mo	$90,000	$104	46

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

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.39×
• Total profit: $78,609
• Equity at exit: $16,087

10-year hold

• IRR: —
• Equity multiple: 21.95×
• Total profit: $175,397
• Equity at exit: $27,079

Cash invested: $8,372 (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 14779

• Home prices YoY: 1.4%
• Active inventory: 27
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $1,138

Break-even live

Break-even rent $249

Max offer price $29,900

Occupancy floor 28%

Sensitivity live

Price	-10% $1,155	-5% $1,147	+0% $1,138	+5% $1,130	+10% $1,121
Rent	-10% $1,005	-5% $1,072	+0% $1,138	+5% $1,205	+10% $1,272
Rate	-1.0pp $1,153	-0.5pp $1,146	base $1,138	+0.5pp $1,131	+1.0pp $1,123

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $29,900 Active 12 DOM
2. 2026-06-18
   days on market $29,900 Active 10 DOM
3. 2026-06-17
   days on market $29,900 Active 9 DOM
4. 2026-06-16
   days on market $29,900 Active 8 DOM
5. 2026-06-15
   days on market $29,900 Active 7 DOM
6. 2026-06-13
   days on market $29,900 Active 5 DOM
7. 2026-06-12
   days on market $29,900 Active 4 DOM
8. 2026-06-09
   remarks 687-char remark
9. 2026-06-09
   listed $29,900 Active 1 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: $331 · $28/mo
• Projected year-2 tax: $418 · $35/mo
• Expected delta: +$87/yr (+$7/mo · 26.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,282
• − Mortgage interest: −$1,675
• − Property taxes: −$331
• − Insurance: −$150
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$870
• Taxable income: $14,012
• Est. tax owed @ 24.0%: −$3,363
• After-tax cash flow: $10,298/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: Salamanca City School District
• NCES district ID: 3625440
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 43% ▲ 5.00%
• Median HH income: $33,251
• Composite: 29.52/100
• National rank: #6500
• State rank: #560 of 590 in NY

Livability — Salamanca

• Score: 71/100
• State rank: #380
• US rank: #6521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salamanca, NY
• Population (ZIP): 6,791

Population outlook (Cattaraugus County) Hauer SSP2

• Today (2025): 71,623 people
• By 2030: 67,751 · -5.4%
• By 2040: 59,488 · -16.9%
• By 2050: 51,601 · -28.0%
• By 2075: 35,025 · -51.1%
• By 2100: 21,243 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Native American 18% Two or more races 9% Hispanic / Latino 5% Black 2%
• Common ancestry: Romanian 9% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2%

Political lean MEDSL · Cattaraugus

• 2024 margin: Solid R (+32.8) · D 33.6% · R 66.4%
• 2008→2024 swing: -22.2pp toward R · 2008: -10.6pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.5 2016: R+34.4 2012: R+13.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.52%
• Current HPI: 320.5286
• 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

+139.2% since first listed

21 events — show timeline

• 2026-06-07 Listed $29,900 WNYREIS
• 2018-03-21 Sold (Public Records) $7,000 Public Records
• 2018-03-15 Sold (MLS) $7,000 WNYREIS
• 2018-01-15 Pending — WNYREIS
• 2017-12-05 Listed $13,888 WNYREIS
• 2017-11-30 Listing Removed — WNYREIS
• 2017-07-26 Price Changed $14,900 WNYREIS
• 2017-06-01 Relisted — WNYREIS
• 2017-05-31 Listing Removed — WNYREIS
• 2016-11-08 Listed $17,500 WNYREIS
• 2016-11-07 Listing Removed — WNYREIS
• 2016-08-15 Price Changed $29,000 WNYREIS
• 2016-08-01 Price Changed $149,900 WNYREIS
• 2016-05-01 Listed $19,900 WNYREIS
• 2016-05-01 Listing Removed — WNYREIS
• 2016-04-21 Price Changed $19,900 WNYREIS
• 2015-10-06 Price Changed $24,900 WNYREIS
• 2015-05-13 Listed $27,500 WNYREIS
• 2009-12-15 Sold (Public Records) $11,000 Public Records
• 2009-12-11 Sold (MLS) $11,000 WNYREIS
• 2009-09-11 Listed $12,500 WNYREIS

Property tax history

-4.9%/yr

Latest (2025): $331 · +15.1% YoY. Source: county tax records.