332 N 6th St · Olean, NY 14760

$120,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 41 Days on market

Built 1900 5,120 sqft lot $89/sqft · at area comps Est $120k · at est.

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.4/15.0
• 1% rule +6.2/10.0
• 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

Come take a look at this spacious home with natural woodwork and large living areas. There are built ins throughout the home. There is a small deck on the front and a private backyard. This home is close to shopping and restaurants! Call today to set up your appointment!

Key facts

• New furnace
• Off street parking
• New hot water tank

Tags

• DOUBLE LOT BACK YARD
• OFF STREET PARKING
• NEW FURNACE
• NEW HOT WATER TANK
• ADDITIONAL STORAGE IN THE SHED

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing home; Block foundation; Vinyl siding; Blown-in insulation
• Construction: Built (existing); Vinyl siding; Blown-in insulation; Block foundation
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (40 x 128)

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: Total rooms: 9; Laundry room
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $33k; list at $120k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1900 — 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: 1.12% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (median comp): $119,642
• List price: $120,000
• Delta: 0.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 W Sullivan St	0.33mi	3/1.5	1,400 (+4%)	6mo	$53,500	$38	70
334 N 13th St	0.43mi	2/1.0 (-1)	1,392 (+4%)	5mo	$74,500	$54	65
123 S 4th St	0.48mi	2/1.0 (-1)	1,300 (-3%)	4mo	$90,000	$69	64
130 S 6th St	0.48mi	3/2.0	1,320 (-2%)	10mo	$150,000	$114	62
309 S 3rd St	0.64mi	3/1.0	1,270 (-6%)	5mo	$10,000	$8	57
708 Irving St	0.58mi	3/1.5	1,232 (-8%)	5mo	$25,000	$20	53
216 N 14th St	0.51mi	3/1.5	1,516 (+13%)	3mo	$143,000	$94	51
133 N 13th St	0.52mi	3/2.0	1,496 (+11%)	6mo	$149,900	$100	48
112 S 7th St	0.43mi	2/1.5 (-1)	1,516 (+13%)	5mo	$150,000	$99	47
1014 N Union St	0.66mi	2/1.0 (-1)	1,224 (-9%)	3mo	$30,000	$25	47
119 W Green St	0.74mi	2/1.0 (-1)	1,278 (-5%)	9mo	$85,000	$67	45
1705 W State St	0.74mi	3/1.0	1,156 (-14%)	2mo	$37,500	$32	41

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,060
• Equity at exit: $17,892

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $18,453
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$129 /mo · $1,542/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $257

Break-even live

Break-even rent $1,023

Max offer price $120,000

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 41 DOM
2. 2026-06-17
   days on market $120,000 Active 40 DOM
3. 2026-06-16
   days on market $120,000 Active 39 DOM
4. 2026-06-15
   days on market $120,000 Active 38 DOM
5. 2026-06-13
   days on market $120,000 Active 36 DOM
6. 2026-06-12
   days on market $120,000 Active 35 DOM
7. 2026-06-09
   days on market $120,000 Active 32 DOM
8. 2026-06-08
   days on market $120,000 Active 31 DOM
9. 2026-06-07
   days on market $120,000 Active 30 DOM
10. 2026-06-07
    days on market $120,000 Active 29 DOM
11. 2026-06-04
    days on market $120,000 Active 26 DOM
12. 2026-06-02
    days on market $120,000 Active 25 DOM
13. 2026-06-01
    days on market $120,000 Active 24 DOM
14. 2026-05-31
    days on market $120,000 Active 23 DOM
15. 2026-05-08
    listed $125,000 Active 677-char remark
16. 2019-12-09
    soldstatus $33,000
17. 2019-11-30
    status Under Contract- Do Not Show 272-char remark

    Show marketing remark (272 chars)

    Come take a look at this spacious home with natural woodwork and large living areas. There are built ins throughout the home. There is a small deck on the front and a private backyard. This home is close to shopping and restaurants! Call today to set up your appointment!

18. 2019-11-21
    soldstatus $33,000 Closed Sale or Rented 272-char remark

    Show marketing remark (272 chars)

    Come take a look at this spacious home with natural woodwork and large living areas. There are built ins throughout the home. There is a small deck on the front and a private backyard. This home is close to shopping and restaurants! Call today to set up your appointment!

19. 2019-09-05
    price $35,000 272-char remark

    Show marketing remark (272 chars)

    Come take a look at this spacious home with natural woodwork and large living areas. There are built ins throughout the home. There is a small deck on the front and a private backyard. This home is close to shopping and restaurants! Call today to set up your appointment!

20. 2019-08-03
    listed $45,000 Active 272-char remark

    Show marketing remark (272 chars)

    Come take a look at this spacious home with natural woodwork and large living areas. There are built ins throughout the home. There is a small deck on the front and a private backyard. This home is close to shopping and restaurants! Call today to set up your appointment!

21. 2013-10-23
    soldstatus $40,000

ⓘ 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: $1,542 · $129/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$243/yr (+$20/mo · 15.8%)

ⓘ 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 · 18 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: $16,176
• − Mortgage interest: −$6,722
• − Property taxes: −$1,542
• − Insurance: −$600
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,491
• Taxable income: $1,233
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,790/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

+200.0% since first listed

8 events — show timeline

• 2026-05-25 Price Changed $120,000 UNYREIS
• 2026-05-08 Listed $125,000 UNYREIS
• 2019-12-09 Sold (Public Records) $33,000 Public Records
• 2019-11-30 Pending — UNYREIS
• 2019-11-21 Sold (MLS) $33,000 UNYREIS
• 2019-09-05 Price Changed $35,000 UNYREIS
• 2019-08-03 Listed $45,000 UNYREIS
• 2013-10-23 Sold (Public Records) $40,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,542 · -38.9% YoY. Source: county tax records.