935 N 4th St · Olean, NY 14760

$124,900

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 3 Days on market

Built 1910 4,600 sqft 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• 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

MOVE IN READY! This 3 bedroom North Olean home is a must see. Updated spacious kitchen with new flooring. Beautiful wood floors in dining and living room with new carpeting upstairs. This home has central air. Stone accent walls add warmth and charm. Covered front porcj, detached garage and a newer roof (2012)

Key facts

• Full basement
• Central air
• 4,600 sq ft lot

Tags

• FULLY RENOVATED BATHROOM
• FULLY FENCED BACKYARD
• ADDED PRIVACY FENCING
• GENEROUSLY SIZED KITCHEN
• CENTRAL AIR
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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.
• Zoned schools: East View Elementary School (math 44% / reading 54%, grade D, #1,085 of 2,108 statewide, top 56%, 337 students, 49% FRL); Olean Intermediate-Middle School (math 23% / reading 36%, 564 students, 58% FRL); Olean Senior High School (math 77% / reading 67%, grade B+, #677 of 1,100 statewide, top 63%, 659 students, 49% FRL).
• 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 $864 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $64k; list at $125k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1910 — 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 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: 1.08% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $73,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 E Oak St	0.35mi	3/1.5	1,396 (+2%)	4mo	$55,000	$39	74
305 Brookview Ave	0.17mi	3/1.0	1,391 (+2%)	23mo	$75,000	$54	70
1014 N Union St	0.15mi	2/1.0 (-1)	1,224 (-10%)	3mo	$30,000	$25	68
334 N 13th St	0.71mi	2/1.0 (-1)	1,392 (+2%)	5mo	$74,500	$54	54
1117 W Sullivan St	0.74mi	3/1.5	1,400 (+3%)	6mo	$53,500	$38	54
1111 Spruce St	0.13mi	4/2.0 (+1)	1,484 (+9%)	22mo	$162,000	$109	52
330-38 Paragon Ave	0.74mi	3/1.0	1,296 (-5%)	12mo	$35,000	$27	47
314 Van Campen Ave	0.36mi	3/2.0	1,213 (-11%)	18mo	$96,000	$79	46
414 Center St	0.68mi	4/1.0 (+1)	1,536 (+13%)	1mo	$139,000	$90	41
302 N 9th St	0.62mi	3/1.5	1,224 (-10%)	14mo	$95,000	$78	40
1618 Avenue A	0.68mi	3/2.0	1,210 (-11%)	7mo	$83,200	$69	40
509 3rd Ave	0.65mi	3/1.5	1,172 (-14%)	22mo	$56,000	$48	26

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-8,962
• Equity at exit: $18,623

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $6,820
• Equity at exit: $10,799

Cash invested: $34,972 (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 14760

• Home prices YoY: -7.7%
• Active inventory: 143
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $176

Break-even live

Break-even rent $1,127

Max offer price $124,900

Occupancy floor 82%

Sensitivity live

Price	-10% $247	-5% $212	+0% $176	+5% $141	+10% $106
Rent	-10% $70	-5% $123	+0% $176	+5% $230	+10% $283
Rate	-1.0pp $239	-0.5pp $208	base $176	+0.5pp $144	+1.0pp $111

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-03-31
   status Pending
2. 2026-03-27
   listed $124,900 Active
3. 2020-10-05
   soldstatus $64,000
4. 2020-09-22
   soldstatus $64,000 Closed Sale or Rented 312-char remark

   Show marketing remark (312 chars)

   MOVE IN READY! This 3 bedroom North Olean home is a must see. Updated spacious kitchen with new flooring. Beautiful wood floors in dining and living room with new carpeting upstairs. This home has central air. Stone accent walls add warmth and charm. Covered front porcj, detached garage and a newer roof (2012)

5. 2020-07-13
   status Pending Sale 312-char remark

   Show marketing remark (312 chars)

   MOVE IN READY! This 3 bedroom North Olean home is a must see. Updated spacious kitchen with new flooring. Beautiful wood floors in dining and living room with new carpeting upstairs. This home has central air. Stone accent walls add warmth and charm. Covered front porcj, detached garage and a newer roof (2012)

6. 2020-06-22
   listed $69,900 Active 312-char remark

   Show marketing remark (312 chars)

   MOVE IN READY! This 3 bedroom North Olean home is a must see. Updated spacious kitchen with new flooring. Beautiful wood floors in dining and living room with new carpeting upstairs. This home has central air. Stone accent walls add warmth and charm. Covered front porcj, detached garage and a newer roof (2012)

7. 2020-06-19
   historical
8. 2020-06-08
   price $71,800
9. 2020-05-30
   status Active
10. 2020-05-24
    status Under Contract- Do Not Show
11. 2020-05-01
    listed $71,900 Active
12. 2013-04-24
    soldstatus $63,500
13. 2013-04-23
    soldstatus $63,500
14. 2012-11-30
    listed $67,900
15. 2012-05-09
    listed $64,900
16. 2004-06-10
    soldstatus $60,000

ⓘ 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: $2,199 · $183/mo
• Projected year-2 tax: $2,199 · $183/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 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 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: $16,204
• − Mortgage interest: −$6,996
• − Property taxes: −$2,199
• − Insurance: −$624
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,633
• Taxable income: $158
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,080/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

+108.2% since first listed

16 events — show timeline

• 2026-03-31 Pending — UNYREIS
• 2026-03-27 Listed $124,900 UNYREIS
• 2020-10-05 Sold (Public Records) $64,000 Public Records
• 2020-09-22 Sold (MLS) $64,000 UNYREIS
• 2020-07-13 Pending — UNYREIS
• 2020-06-22 Listed $69,900 UNYREIS
• 2020-06-19 Listing Removed — UNYREIS
• 2020-06-08 Price Changed $71,800 UNYREIS
• 2020-05-30 Relisted — UNYREIS
• 2020-05-24 Pending — UNYREIS
• 2020-05-01 Listed $71,900 UNYREIS
• 2013-04-24 Sold (Public Records) $63,500 Public Records
• 2013-04-23 Sold (MLS) $63,500 WNYREIS
• 2012-11-30 Listed $67,900 WNYREIS
• 2012-05-09 Listed $64,900 WNYREIS
• 2004-06-10 Sold (Public Records) $60,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,199 · -38.9% YoY. Source: county tax records.