202 E Pine St · Olean, NY 14760

$95,000

3 bd · 1.0 ba · 2,072 sqft · SingleFamily public records · 59 Days on market

Built 1910 2,096 sqft lot $46/sqft · 25% below area Est $126k · 25% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious two-story single-family home offers flexibility and opportunity for a variety of buyers. Currently tenant-occupied, the property may appeal to those looking for an investment or future use, with options to continue the existing arrangement or explore other possibilities. Inside, you’ll find generously sized rooms throughout, creating a comfortable and functional layout across both levels. The home features three bedrooms with the potential for a fourth, along with two full bathrooms to accommodate everyday living. The outdoor space is minimal, offering a low-maintenance option for those who prefer to spend less time on upkeep and more time enjoying their surroundings. With its versatile layout and practical features, this property presents a unique opportunity to make it your own.

Key facts

• 2,096 sq ft lot
• Built 1910
• Listed 58 days

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$126,212) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 8.0% in Olean — 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 72/100 on livability (#353 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Olean City School District (town): math 40% / reading 43% proficiency, ranked #511 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cattaraugus County population projected at -28% 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.46% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (median comp): $126,212
• List price: $95,000
• Delta: -24.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 E Connell St	0.09mi	4/2.0 (+1)	1,826 (-12%)	20mo	$110,500	$61	50
709 Main St	0.55mi	3/3.5	1,902 (-8%)	8mo	$230,000	$121	44
699 Main St	0.54mi	3/2.0	2,304 (+11%)	12mo	$250,000	$109	42
767 Main St	0.59mi	4/2.0 (+1)	1,764 (-15%)	22mo	$189,021	$107	21

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $11,638
• Equity at exit: $14,165

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $45,022
• Equity at exit: $8,214

Cash invested: $26,600 (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 14760

• Home prices YoY: -7.7%
• Active inventory: 141
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $424

Break-even live

Break-even rent $848

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $95,000 Active 59 DOM
2. 2026-06-17
   days on market $95,000 Active 58 DOM
3. 2026-06-16
   days on market $95,000 Active 57 DOM
4. 2026-06-15
   days on market $95,000 Active 56 DOM
5. 2026-06-13
   days on market $95,000 Active 54 DOM
6. 2026-06-12
   days on market $95,000 Active 53 DOM
7. 2026-06-09
   days on market $95,000 Active 50 DOM
8. 2026-06-08
   days on market $95,000 Active 49 DOM
9. 2026-06-07
   days on market $95,000 Active 48 DOM
10. 2026-06-07
    days on market $95,000 Active 47 DOM
11. 2026-06-04
    days on market $95,000 Active 44 DOM
12. 2026-06-02
    days on market $95,000 Active 43 DOM
13. 2026-06-01
    days on market $95,000 Active 42 DOM
14. 2026-05-31
    days on market $95,000 Active 41 DOM
15. 2026-04-20
    listed $95,000 Active 811-char remark

    Show marketing remark (811 chars)

    This spacious two-story single-family home offers flexibility and opportunity for a variety of buyers. Currently tenant-occupied, the property may appeal to those looking for an investment or future use, with options to continue the existing arrangement or explore other possibilities. Inside, you’ll find generously sized rooms throughout, creating a comfortable and functional layout across both levels. The home features three bedrooms with the potential for a fourth, along with two full bathrooms to accommodate everyday living. The outdoor space is minimal, offering a low-maintenance option for those who prefer to spend less time on upkeep and more time enjoying their surroundings. With its versatile layout and practical features, this property presents a unique opportunity to make it your own.

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: +$10/yr (+$1/mo · 0.7%)

ⓘ 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: $16,614
• − Mortgage interest: −$5,321
• − Property taxes: −$1,585
• − Insurance: −$475
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$2,764
• Taxable income: $3,811
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $4,173/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: Olean City School District
• NCES district ID: 3621720
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $40,365
• Composite: 34.81/100
• National rank: #5104
• State rank: #511 of 590 in NY

Livability — Olean

• Score: 72/100
• State rank: #353
• US rank: #5930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olean, NY
• City population: 17,272
• Population (ZIP): 17,272

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1%

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: ▼ -19.85%
• Current HPI: 237.327
• 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

1 event — show timeline

• 2026-04-20 Listed $95,000 UNYREIS

Property tax history

+0.1%/yr

Latest (2025): $1,585 · -38.9% YoY. Source: county tax records.