26 Union Valley Rd · Olean, NY 14760

$69,000

1 bd · None ba · 400 sqft · SingleFamily · 12 Days on market

Built 2000 Poor condition 8.75 ac 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention hunters!!! Fantastic hunter's cabin on 8.75 acres outside of Olean NY. This is a real hunter's cabin. No running water or electric. Propane tank for stove. Wood burning fire place. Out house. To find the place, use address 2240 Valley View Dr, Olean NY in your GPS. From there, head up the dirt rd. In . 5 miles there's a fork in the road. Go to the right. Then around the first bend property is on the left. Follow the signs! Grass driveway. There's also a septic tank on the property under the shed if you want to add another toilet. Also listed on the MLS as B1688346.

Key facts

• Propane tank
• Septic tank
• Grass driveway

Tags

• 8.75 ACRES
• WOOD BURNING FIRE PLACE
• PROPANE TANK
• SEPTIC TANK
• GRASS DRIVEWAY

Property features AI

Finance

• Other: Irregular, rural lot; Lot dimensions approx. 923 x 431 feet; Lot size about 8.75 acres

Exterior

• Parking: No garage
• Utilities: Has heating
• Home design: Single-story; Frame construction; Existing/resale property
• Construction: Frame construction
• Exterior features: Owned propane tank; See remarks

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Total rooms: 2 (includes a loft)
• Flooring: Hardwood; Varies
• Heating & cooling: Wood stove heating
• Interior features: Loft; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $69k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $69k).

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.
• Hinsdale Central School District (town): math 60% / reading 59% proficiency, ranked #297 of 755 in NY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 143 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $69,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-14
• Equity at exit: $10,288

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $14,402
• Equity at exit: $5,966

Cash invested: $19,320 (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: 143
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $175

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 74%

Sensitivity live

Price	-10% $223	-5% $199	+0% $175	+5% $151	+10% $127
Rent	-10% $110	-5% $143	+0% $175	+5% $208	+10% $240
Rate	-1.0pp $210	-0.5pp $193	base $175	+0.5pp $157	+1.0pp $139

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $69,000 Active 12 DOM
2. 2026-06-18
   days on market $69,000 Active 10 DOM
3. 2026-06-17
   days on market $69,000 Active 9 DOM
4. 2026-06-17
   price $69,000 Active 8 DOM
5. 2026-06-16
   days on market $79,000 Active 8 DOM
6. 2026-06-15
   days on market $79,000 Active 7 DOM
7. 2026-06-13
   days on market $79,000 Active 5 DOM
8. 2026-06-12
   days on market $79,000 Active 4 DOM
9. 2026-06-09
   remarks 583-char remark
10. 2026-06-09
    listed $79,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,903
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$2,007
• Taxable income: $1,067
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $1,846/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become habitable and marketable. Significant structural and aesthetic improvements are needed to increase its value.

Repairs flagged

• Major roof — Significant rust and visible wear.
• Major exterior siding — Missing shingles and general disrepair.
• Major HVAC/mechanicals — No visible systems, likely non-functional.
• Major landscaping — Overgrown grass and lack of maintenance.
• Major interior walls/paint — No visible interior walls or paint, likely in poor condition.
• Major windows — No visible windows, likely in poor condition.
• Major kitchen and bathrooms — No visible kitchen or bathrooms, likely in poor condition.

Value-add opportunities

• Both Add running water and electricity — Essential for both resale and rental value.
• Both Install HVAC system — Improves comfort and energy efficiency.
• Both Landscaping and yard maintenance — Enhances curb appeal and property value.
• Both Rebuild roof and siding — Critical for structural integrity and visual appeal.
• Both Install interior walls and paint — Improves living space and aesthetic appeal.
• Both Replace windows — Enhances energy efficiency and security.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant rust and visible wear.	Major	$15,000–50,000
exterior siding · Missing shingles and general disrepair.	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, likely non-functional.	Major	$15,000–50,000
landscaping · Overgrown grass and lack of maintenance.	Major	$15,000–50,000
interior walls/paint · No visible interior walls or paint, likely in poor condition.	Major	$15,000–50,000
windows · No visible windows, likely in poor condition.	Major	$15,000–50,000
kitchen and bathrooms · No visible kitchen or bathrooms, likely in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Add running water and electricity — Essential for both resale and rental value. ↑
• Both Install HVAC system — Improves comfort and energy efficiency. ↑
• Both Landscaping and yard maintenance — Enhances curb appeal and property value. ↑
• Both Rebuild roof and siding — Critical for structural integrity and visual appeal. ↑
• Both Install interior walls and paint — Improves living space and aesthetic appeal. ↑
• Both Replace windows — Enhances energy efficiency and security. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hinsdale Central School District
• NCES district ID: 3614490
• Math proficiency: 60% ▲ 1.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $43,001
• Composite: 51.63/100
• National rank: #3630
• State rank: #297 of 755 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

• 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

• 2026-06-08 Listed $79,000 WNYREIS