6070 Wiery Rd · Chautauqua, NY 14757

$99,900

2 bd · 1.5 ba · 938 sqft · Manufactured public records · 23 Days on market

Built 1967 1.20 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 +17.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +5.6/10.0
• Schools +5.3/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away at the end of a long, winding driveway, this 2-bedroom, 1.5-bath home offers the perfect blend of privacy and convenience. Featuring an attached garage, brand-new metal roof, updated windows, and a beautifully renovated kitchen, it’s move-in ready and built for comfort. Located just minutes from Chautauqua Lake, Chautauqua Golf Club, Chautauqua Institution, and Prendergast Point with its popular fishing spots and public boat launch, you’ll have endless opportunities for recreation right at your doorstep. Situated in the Chautauqua School District, this property is ideal for year-round living, serene seasonal getaway, investment or building lot, this property offers t

Key facts

• Metal roof
• Attached garage
• Updated windows

Tags

• ATTACHED GARAGE
• METAL ROOF
• UPDATED WINDOWS
• RENOVATED KITCHEN
• MINUTES FROM CHAUTAUQUA LAKE
• PUBLIC BOAT LAUNCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $83 ($998/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (10.8% below list).
• Recommended offer: $89k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 0.1% in Chautauqua — 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 59/100 on livability (#1,029 in NY) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, crime A, cost of living A; Watch: amenities C-, commute C-, schools D.
• Chautauqua Lake Central School District (rural): math 65% / reading 59% proficiency, ranked #218 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 70 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $3k appreciation (2.7% local appreciation)).
• Chautauqua County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $89,157 (10.8% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.56×
• Total profit: $15,538
• Equity at exit: $43,043

10-year hold

• IRR: 12.4%
• Equity multiple: 2.79×
• Total profit: $50,088
• Equity at exit: $64,910

Cash invested: $27,972 (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 14757

• Home prices YoY: 0.8%
• Active inventory: 70
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $83

Break-even live

Break-even rent $786

Max offer price $99,900

Occupancy floor 86%

Sensitivity live

Price	-10% $140	-5% $111	+0% $83	+5% $55	+10% $27
Rent	-10% $13	-5% $48	+0% $83	+5% $118	+10% $154
Rate	-1.0pp $133	-0.5pp $109	base $83	+0.5pp $57	+1.0pp $31

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-23
   status Pending
2. 2026-02-28
   listed $99,900 Active

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$510/yr (+$43/mo · 76.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 16 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: $10,699
• − Mortgage interest: −$5,596
• − Property taxes: −$668
• − Insurance: −$500
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$2,906
• Taxable loss: −$683
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,162/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: Chautauqua Lake Central School District
• NCES district ID: 3600018
• Math proficiency: 65% ▲ 4.00%
• Reading proficiency: 59% ▲ 7.00%
• Median HH income: $50,728
• Composite: 52.84/100
• National rank: #1535
• State rank: #218 of 590 in NY

Livability — Chautauqua

• Score: 59/100
• State rank: #1029
• US rank: #20164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 292
• Population (ZIP): 3,112

Population outlook (Chautauqua County) Hauer SSP2

• Today (2025): 123,454 people
• By 2030: 118,509 · -4.0%
• By 2040: 107,311 · -13.1%
• By 2050: 96,703 · -21.7%
• By 2075: 76,757 · -37.8%
• By 2100: 60,984 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 2%
• Common ancestry: Iranian 7% Romanian 7% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Chautauqua

• 2024 margin: Strong R (+22.0) · D 39.0% · R 61.0%
• 2008→2024 swing: -22.9pp toward R · 2008: 0.9pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.8 2016: R+24.6 2012: R+8.2 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.66%
• Current HPI: 318.9521
• 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

2 events — show timeline

• 2026-03-23 Pending — UNYREIS
• 2026-02-28 Listed $99,900 UNYREIS

Property tax history

+6.1%/yr

Latest (2025): $668 · +1.6% YoY. Source: county tax records.