32 Fay St · Brocton, NY 14716

$129,000

4 bd · 2.0 ba · 1,968 sqft · MultiFamily public records · 103 Days on market

Built 1930 0.38 ac lot $66/sqft · 38% below area Est $207k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

2 family home in a quiet, quaint little village across the street from a park! This home features 2 bedrooms up and 2 down. Good rental history! Beautiful Victorian woodwork at every turn! Carved moldings, beautiful wooden doors. The lower unit has just been renovated with fresh paint and new flooring! Very large rooms. Each apartment has a kitchen, dining room, bathroom, living room and 2 bedrooms. Each unit has an enclosed mudroom as well. Basement and storage garage(garage needs work). Nice woodwork offers character. Cute little village neighborhood with small park with gazebo across the street. 2 blocks from coffee and bake shop and a breakfast-lunch-supper diner restaurant, a library and village offices. Only a few minutes from Dunkirk-Fredonia, 30 minutes from Jamestown and 20 minutes from Chautauqua. Build in your future and invest. .. live in one unit and rent out the other, or rent out both units for maximum income potential!

Key facts

• Carved moldings
• Renovated lower unit
• Large rooms

Tags

• ACROSS THE STREET FROM A PARK
• VICTORIAN WOODWORK
• CARVED MOLDINGS
• ENCLOSED MUDROOM
• RENOVATED LOWER UNIT
• LARGE ROOMS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $129k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive. Per door: $251/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#805 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Brocton Central School District (rural): math 24% / reading 30% proficiency, ranked #584 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $892 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chautauqua County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $29k; list at $129k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.66%
• DSCR: 1.74
• GRM: 6.0

CMA / ARV

• ARV (median comp): $206,716
• List price: $129,000
• Delta: -37.60%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Fay St	0.03mi	3/2.0 (-1)	1,964 (-0%)	12mo	$80,000	$41	83

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

Projected returns pro-forma

-1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.47×
• Total profit: $16,972
• Equity at exit: $25,498

10-year hold

• IRR: 18.5%
• Equity multiple: 2.70×
• Total profit: $61,370
• Equity at exit: $22,216

Cash invested: $36,120 (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 14716

• Home prices YoY: -0.6%
• Active inventory: 12
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$194 /mo · $2,331/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $501

Break-even live

Break-even rent $1,170

Max offer price $129,000

Occupancy floor 67%

Sensitivity live

Price	-10% $575	-5% $538	+0% $501	+5% $465	+10% $428
Rent	-10% $359	-5% $430	+0% $501	+5% $573	+10% $644
Rate	-1.0pp $566	-0.5pp $534	base $501	+0.5pp $468	+1.0pp $434

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,804
Total (2 units)			$1,805

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $129,000 Active 103 DOM
2. 2026-06-18
   days on market $129,000 Active 101 DOM
3. 2026-06-17
   days on market $129,000 Active 100 DOM
4. 2026-06-16
   days on market $129,000 Active 99 DOM
5. 2026-06-15
   days on market $129,000 Active 98 DOM
6. 2026-06-13
   days on market $129,000 Active 96 DOM
7. 2026-06-12
   days on market $129,000 Active 95 DOM
8. 2026-06-09
   days on market $129,000 Active 92 DOM
9. 2026-06-08
   days on market $129,000 Active 91 DOM
10. 2026-06-07
    days on market $129,000 Active 90 DOM
11. 2026-06-07
    days on market $129,000 Active 89 DOM
12. 2026-06-04
    days on market $129,000 Active 86 DOM
13. 2026-06-02
    days on market $129,000 Active 85 DOM
14. 2026-06-01
    days on market $129,000 Active 84 DOM
15. 2026-05-31
    days on market $129,000 Active 83 DOM
16. 2026-04-29
    price $129,000 948-char remark

    Show marketing remark (948 chars)

    2 family home in a quiet, quaint little village across the street from a park! This home features 2 bedrooms up and 2 down. Good rental history! Beautiful Victorian woodwork at every turn! Carved moldings, beautiful wooden doors. The lower unit has just been renovated with fresh paint and new flooring! Very large rooms. Each apartment has a kitchen, dining room, bathroom, living room and 2 bedrooms. Each unit has an enclosed mudroom as well. Basement and storage garage(garage needs work). Nice woodwork offers character. Cute little village neighborhood with small park with gazebo across the street. 2 blocks from coffee and bake shop and a breakfast-lunch-supper diner restaurant, a library and village offices. Only a few minutes from Dunkirk-Fredonia, 30 minutes from Jamestown and 20 minutes from Chautauqua. Build in your future and invest. .. live in one unit and rent out the other, or rent out both units for maximum income potential!

17. 2026-03-09
    listed $132,000 Active 948-char remark

    Show marketing remark (948 chars)

    2 family home in a quiet, quaint little village across the street from a park! This home features 2 bedrooms up and 2 down. Good rental history! Beautiful Victorian woodwork at every turn! Carved moldings, beautiful wooden doors. The lower unit has just been renovated with fresh paint and new flooring! Very large rooms. Each apartment has a kitchen, dining room, bathroom, living room and 2 bedrooms. Each unit has an enclosed mudroom as well. Basement and storage garage(garage needs work). Nice woodwork offers character. Cute little village neighborhood with small park with gazebo across the street. 2 blocks from coffee and bake shop and a breakfast-lunch-supper diner restaurant, a library and village offices. Only a few minutes from Dunkirk-Fredonia, 30 minutes from Jamestown and 20 minutes from Chautauqua. Build in your future and invest. .. live in one unit and rent out the other, or rent out both units for maximum income potential!

18. 2025-10-31
    historical
19. 2025-05-13
    listed $130,000 Active
20. 2023-06-15
    historical
21. 2023-03-23
    listed $97,500 Active
22. 2022-12-21
    historical
23. 2022-08-04
    price $85,000
24. 2022-06-01
    listed $95,000 Active
25. 1990-11-30
    soldstatus $29,000

ⓘ 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: $2,331 · $194/mo
• Projected year-2 tax: $2,331 · $194/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 4/10 Moderate 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,660
• − Mortgage interest: −$7,226
• − Property taxes: −$2,331
• − Insurance: −$645
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$3,753
• Taxable income: $4,240
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $5,000/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: Brocton Central School District
• NCES district ID: 3605610
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $39,147
• Composite: 22.66/100
• National rank: #8051
• State rank: #584 of 590 in NY

Livability — Brocton

• Score: 63/100
• State rank: #805
• US rank: #15577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brocton, NY
• City population: 2,343
• Population (ZIP): 2,343

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Black 10% Two or more races 9% Native American 1%
• Hispanic origin (detail): Puerto Rican 12%
• Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 2% German/W. Germanic 1%

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: ▼ -1.93%
• Current HPI: 333.6367
• 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

+344.8% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $129,000 UNYREIS
• 2026-03-09 Listed $132,000 UNYREIS
• 2025-10-31 Listing Removed — UNYREIS
• 2025-05-13 Listed $130,000 UNYREIS
• 2023-06-15 Listing Removed — UNYREIS
• 2023-03-23 Listed $97,500 UNYREIS
• 2022-12-21 Listing Removed — UNYREIS
• 2022-08-04 Price Changed $85,000 UNYREIS
• 2022-06-01 Listed $95,000 UNYREIS
• 1990-11-30 Sold (Public Records) $29,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,331 · +1.3% YoY. Source: county tax records.