7246 E Route 20 · Westfield, NY 14787

$49,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 201 Days on market

Built 1940 2.00 ac lot $38/sqft · 87% below area ↓ 18% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has three bedroom and one full bath. It sits on approximately 1.7 acres of land and is a couple of miles outside of the Village of Westfield. The main level features a dining room, living room, galley style kitchen, a bedroom and a full bath. The second level has two spacious bedrooms. There is a space in the kitchen for a table. The spacious yard has a pond and a circular driveway. There is a detached garage/barn, but it does need structural work - the roof has collapsed. With some TLC it would be a beautiful home. The home is being sold as is, the seller will not make any repairs. This home is ready for you to make it your own.

Key facts

• Spacious yard
• Pond
• 2 acres of land

Tags

• 2 ACRES OF LAND
• CIRCULAR DRIVEWAY
• DETACHED GARAGE
• SPACIOUS YARD
• POND
• GALLEY STYLE KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#364 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: employment D, amenities F, commute F.
• Westfield Central School District (town): math 57% / reading 64% proficiency, ranked #246 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Westfield Elementary School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 297 students, 52% FRL); Westfield Middle School (math 52% / reading 67%, grade B, #161 of 729 statewide, top 24%, 142 students, 55% FRL); Westfield High School (math 95% / reading 95%, grade A+, #83 of 1,100 statewide, top 8%, 198 students, 46% FRL).
• Market conditions: 32 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 $1k of equity ($339 loan paydown + $1k appreciation (2.2% 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 (2.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1940 — 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 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?
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: 2.33% ✓
• Cap rate: 18.52%
• Cash-on-cash: 43.65%
• DSCR: 2.94
• GRM: 3.6

CMA / ARV

• ARV (median comp): $378,213
• List price: $49,000
• Delta: -87.04%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.0%
• Equity multiple: 3.61×
• Total profit: $35,832
• Equity at exit: $19,996

10-year hold

• IRR: 48.5%
• Equity multiple: 7.24×
• Total profit: $85,551
• Equity at exit: $29,318

Cash invested: $13,720 (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 14787

• Home prices YoY: 0.8%
• Active inventory: 32
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $499

Break-even live

Break-even rent $510

Max offer price $49,000

Occupancy floor 51%

Sensitivity live

Price	-10% $527	-5% $513	+0% $499	+5% $485	+10% $471
Rent	-10% $409	-5% $454	+0% $499	+5% $544	+10% $589
Rate	-1.0pp $524	-0.5pp $512	base $499	+0.5pp $486	+1.0pp $473

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $49,000 Active 201 DOM
2. 2026-06-21
   pricedays on market $49,000 Active 200 DOM
3. 2026-06-18
   days on market $64,900 Active 198 DOM
4. 2026-06-17
   days on market $64,900 Active 197 DOM
5. 2026-06-16
   days on market $64,900 Active 196 DOM
6. 2026-06-15
   days on market $64,900 Active 195 DOM
7. 2026-06-13
   days on market $64,900 Active 193 DOM
8. 2026-06-12
   days on market $64,900 Active 192 DOM
9. 2026-06-09
   days on market $64,900 Active 189 DOM
10. 2026-06-08
    days on market $64,900 Active 188 DOM
11. 2026-06-07
    days on market $64,900 Active 187 DOM
12. 2026-06-07
    days on market $64,900 Active 186 DOM
13. 2026-06-04
    days on market $64,900 Active 183 DOM
14. 2026-06-02
    days on market $64,900 Active 182 DOM
15. 2026-06-01
    days on market $64,900 Active 181 DOM
16. 2026-05-31
    days on market $64,900 Active 180 DOM
17. 2026-02-26
    price $64,900 647-char remark

    Show marketing remark (647 chars)

    This home has three bedroom and one full bath. It sits on approximately 1.7 acres of land and is a couple of miles outside of the Village of Westfield. The main level features a dining room, living room, galley style kitchen, a bedroom and a full bath. The second level has two spacious bedrooms. There is a space in the kitchen for a table. The spacious yard has a pond and a circular driveway. There is a detached garage/barn, but it does need structural work - the roof has collapsed. With some TLC it would be a beautiful home. The home is being sold as is, the seller will not make any repairs. This home is ready for you to make it your own.

18. 2026-01-10
    price $69,000 647-char remark

    Show marketing remark (647 chars)

    This home has three bedroom and one full bath. It sits on approximately 1.7 acres of land and is a couple of miles outside of the Village of Westfield. The main level features a dining room, living room, galley style kitchen, a bedroom and a full bath. The second level has two spacious bedrooms. There is a space in the kitchen for a table. The spacious yard has a pond and a circular driveway. There is a detached garage/barn, but it does need structural work - the roof has collapsed. With some TLC it would be a beautiful home. The home is being sold as is, the seller will not make any repairs. This home is ready for you to make it your own.

19. 2025-12-02
    listed $79,000 Active 647-char remark

    Show marketing remark (647 chars)

    This home has three bedroom and one full bath. It sits on approximately 1.7 acres of land and is a couple of miles outside of the Village of Westfield. The main level features a dining room, living room, galley style kitchen, a bedroom and a full bath. The second level has two spacious bedrooms. There is a space in the kitchen for a table. The spacious yard has a pond and a circular driveway. There is a detached garage/barn, but it does need structural work - the roof has collapsed. With some TLC it would be a beautiful home. The home is being sold as is, the seller will not make any repairs. This home is ready for you to make it your own.

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $13,701
• − Mortgage interest: −$2,745
• − Property taxes: −$1,507
• − Insurance: −$245
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$1,425
• Taxable income: $5,587
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $4,648/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: Westfield Central School District
• NCES district ID: 3630990
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $41,283
• Composite: 50.63/100
• National rank: #1838
• State rank: #246 of 590 in NY

Livability — Westfield

• Score: 72/100
• State rank: #364
• US rank: #6214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,863
• Population (ZIP): 4,863

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 (94%)
• Race & ethnicity: White 94% Asian 3% Hispanic / Latino 2% Native American 2%
• Common ancestry: Romanian 7% Iranian 2% Slovak 1%
• Foreign-born: 2% · Vietnam, South Korea
• Languages at home: 93% English-only · Spanish 3% Vietnamese 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: ▲ 2.25%
• Current HPI: 280.9476
• 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

-17.8% since first listed

3 events — show timeline

• 2026-02-26 Price Changed $64,900 UNYREIS
• 2026-01-10 Price Changed $69,000 UNYREIS
• 2025-12-02 Listed $79,000 UNYREIS

Property tax history

+0.6%/yr

Latest (2025): $1,507 · +0.9% YoY. Source: county tax records.