5 2nd Ave · Franklinville, NY 14737

$75,000

4 bd · 2.0 ba · 1,832 sqft · SingleFamily public records · 149 Days on market

Built 1900 7,971 sqft lot $41/sqft · 60% 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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVAED SELLER , OPEN TO REASONABLE OFFERS . Welcome to this two story, four bedroom, two full bathroom home offers 1,832 square feet of living sp ace and presents an opportunity for renovation and customization. Most of the demolition and gutting work on both the first and second floors has already been completed, allowing a buyer to focus on finishing the interior. The property includes a full basement and has seen extensive updates, including new wiring throughout, a 200 amp circuit breaker panel, hardwired smoke and carbon monoxide detectors, ceiling lighting, plus original forced air natural gas furnace. The layout includes a first floor large living room, kitchen, bedroom, laundry area and a full bathroom. The second floor offers three bedrooms including one larger bedroom, along with a spacious full bathroom featuring a tiled shower and new vanity. Wood flooring is present. Plumbing throughout the home includes both PEX and copper piping. The exterior features an asphalt shingle roof and asbestos siding. The yard is partially fenced. Building materials such as drywall, cabinets, vanities, flooring, and an electric stove are included with the sale, providing the opportunity to complete the home to a buyer’s specifications. The property is located with convenient access to local amenities and NYS Route 16. The home is being sold in as is condition.

Key facts

• New wiring
• Ceiling lighting
• Full basement

Tags

• FULL BASEMENT
• EXTENSIVE UPDATES
• NEW WIRING
• 200 AMP CIRCUIT BREAKER PANEL
• CEILING LIGHTING
• FIRST FLOOR LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#856 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, schools D+, amenities F.
• Franklinville Central School District (rural): math 60% / reading 57% proficiency, ranked #281 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 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 $5k of equity ($519 loan paydown + $4k appreciation (5.9% 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 (5.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. It's been on market 149 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 1900 — 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: 1.72% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 4.8

CMA / ARV

• ARV (median comp): $186,742
• List price: $75,000
• Delta: -59.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 2nd Ave	0.06mi	3/2.0 (-1)	1,760 (-4%)	11mo	$185,000	$105	76
19 1st Ave	0.10mi	4/2.0	1,712 (-7%)	12mo	$215,000	$126	74
10 Chestnut St	0.20mi	3/1.5 (-1)	1,924 (+5%)	16mo	$210,000	$109	62
25 Empire St	0.31mi	3/2.0 (-1)	2,025 (+10%)	2mo	$63,900	$32	61
15 Maple Ave	0.36mi	4/2.0	1,664 (-9%)	14mo	$184,000	$111	56
65 Pine St	0.53mi	3/2.0 (-1)	1,722 (-6%)	10mo	$162,000	$94	51
57 N Main St	0.47mi	3/1.0 (-1)	1,624 (-11%)	13mo	$88,000	$54	39
59 N Main St	0.49mi	3/1.5 (-1)	1,568 (-14%)	16mo	$43,000	$27	33

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

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.08×
• Total profit: $43,730
• Equity at exit: $46,808

10-year hold

• IRR: 29.9%
• Equity multiple: 6.31×
• Total profit: $111,490
• Equity at exit: $84,592

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 14737

• Home prices YoY: 2.0%
• Active inventory: 31
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$245 /mo · $2,938/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $350

Break-even live

Break-even rent $847

Max offer price $75,000

Occupancy floor 68%

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: —

Listing history 40 events

1. 2026-06-18
   days on market $75,000 Active 149 DOM
2. 2026-06-17
   days on market $75,000 Active 148 DOM
3. 2026-06-16
   days on market $75,000 Active 147 DOM
4. 2026-06-15
   days on market $75,000 Active 146 DOM
5. 2026-06-13
   days on market $75,000 Active 144 DOM
6. 2026-06-12
   days on market $75,000 Active 143 DOM
7. 2026-06-09
   days on market $75,000 Active 140 DOM
8. 2026-06-08
   days on market $75,000 Active 139 DOM
9. 2026-06-07
   days on market $75,000 Active 138 DOM
10. 2026-06-07
    days on market $75,000 Active 137 DOM
11. 2026-06-04
    days on market $75,000 Active 134 DOM
12. 2026-06-02
    days on market $75,000 Active 133 DOM
13. 2026-06-01
    days on market $75,000 Active 132 DOM
14. 2026-05-31
    days on market $75,000 Active 131 DOM
15. 2026-04-07
    price $75,000 1382-char remark

    Show marketing remark (1382 chars)

    MOTIVAED SELLER , OPEN TO REASONABLE OFFERS . Welcome to this two story, four bedroom, two full bathroom home offers 1,832 square feet of living sp ace and presents an opportunity for renovation and customization. Most of the demolition and gutting work on both the first and second floors has already been completed, allowing a buyer to focus on finishing the interior. The property includes a full basement and has seen extensive updates, including new wiring throughout, a 200 amp circuit breaker panel, hardwired smoke and carbon monoxide detectors, ceiling lighting, plus original forced air natural gas furnace. The layout includes a first floor large living room, kitchen, bedroom, laundry area and a full bathroom. The second floor offers three bedrooms including one larger bedroom, along with a spacious full bathroom featuring a tiled shower and new vanity. Wood flooring is present. Plumbing throughout the home includes both PEX and copper piping. The exterior features an asphalt shingle roof and asbestos siding. The yard is partially fenced. Building materials such as drywall, cabinets, vanities, flooring, and an electric stove are included with the sale, providing the opportunity to complete the home to a buyer’s specifications. The property is located with convenient access to local amenities and NYS Route 16. The home is being sold in as is condition.

16. 2026-02-22
    price $79,900 1382-char remark

    Show marketing remark (1382 chars)

    MOTIVAED SELLER , OPEN TO REASONABLE OFFERS . Welcome to this two story, four bedroom, two full bathroom home offers 1,832 square feet of living sp ace and presents an opportunity for renovation and customization. Most of the demolition and gutting work on both the first and second floors has already been completed, allowing a buyer to focus on finishing the interior. The property includes a full basement and has seen extensive updates, including new wiring throughout, a 200 amp circuit breaker panel, hardwired smoke and carbon monoxide detectors, ceiling lighting, plus original forced air natural gas furnace. The layout includes a first floor large living room, kitchen, bedroom, laundry area and a full bathroom. The second floor offers three bedrooms including one larger bedroom, along with a spacious full bathroom featuring a tiled shower and new vanity. Wood flooring is present. Plumbing throughout the home includes both PEX and copper piping. The exterior features an asphalt shingle roof and asbestos siding. The yard is partially fenced. Building materials such as drywall, cabinets, vanities, flooring, and an electric stove are included with the sale, providing the opportunity to complete the home to a buyer’s specifications. The property is located with convenient access to local amenities and NYS Route 16. The home is being sold in as is condition.

17. 2026-01-20
    listed $84,900 Active 1382-char remark

    Show marketing remark (1382 chars)

    MOTIVAED SELLER , OPEN TO REASONABLE OFFERS . Welcome to this two story, four bedroom, two full bathroom home offers 1,832 square feet of living sp ace and presents an opportunity for renovation and customization. Most of the demolition and gutting work on both the first and second floors has already been completed, allowing a buyer to focus on finishing the interior. The property includes a full basement and has seen extensive updates, including new wiring throughout, a 200 amp circuit breaker panel, hardwired smoke and carbon monoxide detectors, ceiling lighting, plus original forced air natural gas furnace. The layout includes a first floor large living room, kitchen, bedroom, laundry area and a full bathroom. The second floor offers three bedrooms including one larger bedroom, along with a spacious full bathroom featuring a tiled shower and new vanity. Wood flooring is present. Plumbing throughout the home includes both PEX and copper piping. The exterior features an asphalt shingle roof and asbestos siding. The yard is partially fenced. Building materials such as drywall, cabinets, vanities, flooring, and an electric stove are included with the sale, providing the opportunity to complete the home to a buyer’s specifications. The property is located with convenient access to local amenities and NYS Route 16. The home is being sold in as is condition.

18. 2025-02-05
    soldstatus $76,000 Closed 289-char remark

    Show marketing remark (289 chars)

    Franklinville Village Home. Four Bedrooms and 2 Full Baths. 2 bedrooms are on the first floor and 2 are on the second floor. Laundry Room is off the kitchen and updated in 2023. Also updated is the Blown in insulation, upstairs Bathroom, downstairs bathroom and new Hot Water Tank in 2023.

19. 2025-02-05
    soldstatus $75,999

    Show marketing remark (289 chars)

    Franklinville Village Home. Four Bedrooms and 2 Full Baths. 2 bedrooms are on the first floor and 2 are on the second floor. Laundry Room is off the kitchen and updated in 2023. Also updated is the Blown in insulation, upstairs Bathroom, downstairs bathroom and new Hot Water Tank in 2023.

20. 2025-01-29
    status Pending 289-char remark

    Show marketing remark (289 chars)

    Franklinville Village Home. Four Bedrooms and 2 Full Baths. 2 bedrooms are on the first floor and 2 are on the second floor. Laundry Room is off the kitchen and updated in 2023. Also updated is the Blown in insulation, upstairs Bathroom, downstairs bathroom and new Hot Water Tank in 2023.

21. 2024-12-16
    historical Active Under Contract 289-char remark

    Show marketing remark (289 chars)

    Franklinville Village Home. Four Bedrooms and 2 Full Baths. 2 bedrooms are on the first floor and 2 are on the second floor. Laundry Room is off the kitchen and updated in 2023. Also updated is the Blown in insulation, upstairs Bathroom, downstairs bathroom and new Hot Water Tank in 2023.

22. 2024-11-26
    price $79,900 289-char remark

    Show marketing remark (289 chars)

    Franklinville Village Home. Four Bedrooms and 2 Full Baths. 2 bedrooms are on the first floor and 2 are on the second floor. Laundry Room is off the kitchen and updated in 2023. Also updated is the Blown in insulation, upstairs Bathroom, downstairs bathroom and new Hot Water Tank in 2023.

23. 2024-10-24
    price $86,000 289-char remark

    Show marketing remark (289 chars)

    Franklinville Village Home. Four Bedrooms and 2 Full Baths. 2 bedrooms are on the first floor and 2 are on the second floor. Laundry Room is off the kitchen and updated in 2023. Also updated is the Blown in insulation, upstairs Bathroom, downstairs bathroom and new Hot Water Tank in 2023.

24. 2024-09-19
    listed $89,900 Active 289-char remark

    Show marketing remark (289 chars)

    Franklinville Village Home. Four Bedrooms and 2 Full Baths. 2 bedrooms are on the first floor and 2 are on the second floor. Laundry Room is off the kitchen and updated in 2023. Also updated is the Blown in insulation, upstairs Bathroom, downstairs bathroom and new Hot Water Tank in 2023.

25. 2021-08-20
    soldstatus $15,000
26. 2019-05-15
    soldstatus $11,275
27. 2017-04-28
    soldstatus $6,500 Closed Sale or Rented
28. 2017-03-22
    historical Under Contract- Do Not Show
29. 2017-03-10
    price $7,650
30. 2017-03-08
    price $14,450
31. 2017-02-20
    price $17,000
32. 2017-02-16
    price $18,000
33. 2017-02-02
    listed $19,000 Active
34. 2017-02-02
    historical
35. 2017-01-17
    listed $19,000 Active
36. 2017-01-04
    historical
37. 2016-12-09
    price $20,000
38. 2016-10-06
    listed $24,900 Active
39. 2009-02-13
    soldstatus $42,000
40. 2007-06-07
    soldstatus $22,000

ⓘ 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: $2,938 · $245/mo
• Projected year-2 tax: $2,938 · $245/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 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°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: $15,483
• − Mortgage interest: −$4,201
• − Property taxes: −$2,938
• − Insurance: −$375
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,182
• Taxable income: $3,309
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $3,404/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: Franklinville Central School District
• NCES district ID: 3611490
• Math proficiency: 60% ▲ 11.00%
• Reading proficiency: 57% ▲ 16.00%
• Median HH income: $41,110
• Composite: 49.0/100
• National rank: #2068
• State rank: #281 of 590 in NY

Livability — Franklinville

• Score: 62/100
• State rank: #856
• US rank: #16514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklinville, NY
• Population (ZIP): 4,071

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 (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 5% Native American 1%
• Common ancestry: Romanian 10% Iranian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 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: ▲ 5.93%
• Current HPI: 305.4492
• 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

+240.9% since first listed

26 events — show timeline

• 2026-04-07 Price Changed $75,000 WNYREIS
• 2026-02-22 Price Changed $79,900 WNYREIS
• 2026-01-20 Listed $84,900 WNYREIS
• 2025-02-05 Sold (Public Records) $75,999 Public Records
• 2025-02-05 Sold (MLS) $76,000 WNYREIS
• 2025-01-29 Pending — WNYREIS
• 2024-12-16 Contingent — WNYREIS
• 2024-11-26 Price Changed $79,900 WNYREIS
• 2024-10-24 Price Changed $86,000 WNYREIS
• 2024-09-19 Listed $89,900 WNYREIS
• 2021-08-20 Sold (Public Records) $15,000 Public Records
• 2019-05-15 Sold (Public Records) $11,275 Public Records
• 2017-04-28 Sold (MLS) $6,500 WNYREIS
• 2017-03-22 Contingent — WNYREIS
• 2017-03-10 Price Changed $7,650 WNYREIS
• 2017-03-08 Price Changed $14,450 WNYREIS
• 2017-02-20 Price Changed $17,000 WNYREIS
• 2017-02-16 Price Changed $18,000 WNYREIS
• 2017-02-02 Listed $19,000 WNYREIS
• 2017-02-02 Listing Removed — WNYREIS
• 2017-01-17 Listed $19,000 WNYREIS
• 2017-01-04 Listing Removed — WNYREIS
• 2016-12-09 Price Changed $20,000 WNYREIS
• 2016-10-06 Listed $24,900 WNYREIS
• 2009-02-13 Sold (Public Records) $42,000 Public Records
• 2007-06-07 Sold (Public Records) $22,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,938 · -5.6% YoY. Source: county tax records.