308 Irving St · Olean, NY 14760

$94,900

4 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 78 Days on market

Built 1917 2,310 sqft lot $64/sqft · 12% above area Est $85k · 12% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained two-story home offers three bedrooms and one and a half bathrooms, making it a great option for both homeowners and investors alike. Enjoy relaxing evenings on the open front porch or unwind in the privacy of the backyard. With its solid condition and inviting layout, this property is ready to be your next home or a smart addition to your investment portfolio.

Key facts

• Inviting layout
• Solid condition
• Open front porch

Tags

• OPEN FRONT PORCH
• PRIVACY OF THE BACKYARD
• SOLID CONDITION
• INVITING LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 8.1% in Olean — 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 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.
• 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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.56% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.58%
• DSCR: 2.00
• GRM: 5.3

CMA / ARV

• ARV (median comp): $84,673
• List price: $94,900
• Delta: 12.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 S 3rd St	0.05mi	3/1.0 (-1)	1,270 (-15%)	5mo	$10,000	$8	64
114 Virginia St	0.61mi	4/2.0	1,463 (-2%)	3mo	$220,000	$150	62
108 Fulton St	0.41mi	3/2.0 (-1)	1,560 (+5%)	6mo	$69,900	$45	59
126 N 8th St	0.44mi	3/1.5 (-1)	1,552 (+4%)	9mo	$144,000	$93	58
130 S 6th St	0.25mi	3/2.0 (-1)	1,320 (-11%)	10mo	$150,000	$114	52
133 N 13th St	0.73mi	3/2.0 (-1)	1,496 (+0%)	6mo	$149,900	$100	52
1117 W Sullivan St	0.69mi	3/1.5 (-1)	1,400 (-6%)	6mo	$53,500	$38	46
1013 W Sullivan St	0.62mi	5/1.5 (+1)	1,713 (+15%)	1mo	$164,300	$96	39
218 N 12th St	0.73mi	3/1.5 (-1)	1,344 (-10%)	10mo	$99,900	$74	34
337 N 6th St	0.63mi	5/2.0 (+1)	1,682 (+13%)	10mo	$131,000	$78	32
464 Indiana Ave	0.73mi	3/1.5 (-1)	1,700 (+14%)	4mo	$219,000	$129	32
477 Vermont St	0.68mi	5/3.0 (+1)	1,317 (-12%)	5mo	$118,450	$90	31

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $16,504
• Equity at exit: $14,150

10-year hold

• IRR: 24.1%
• Equity multiple: 3.09×
• Total profit: $55,511
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $500

Break-even live

Break-even rent $849

Max offer price $94,900

Occupancy floor 61%

Sensitivity live

Price	-10% $554	-5% $527	+0% $500	+5% $473	+10% $446
Rent	-10% $383	-5% $442	+0% $500	+5% $559	+10% $617
Rate	-1.0pp $548	-0.5pp $524	base $500	+0.5pp $475	+1.0pp $450

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $94,900 Active 78 DOM
2. 2026-06-18
   days on market $94,900 Active 76 DOM
3. 2026-06-17
   days on market $94,900 Active 75 DOM
4. 2026-06-16
   days on market $94,900 Active 74 DOM
5. 2026-06-15
   days on market $94,900 Active 73 DOM
6. 2026-06-13
   days on market $94,900 Active 71 DOM
7. 2026-06-12
   days on market $94,900 Active 70 DOM
8. 2026-06-09
   days on market $94,900 Active 67 DOM
9. 2026-06-08
   days on market $94,900 Active 66 DOM
10. 2026-06-07
    days on market $94,900 Active 65 DOM
11. 2026-06-07
    days on market $94,900 Active 64 DOM
12. 2026-06-04
    days on market $94,900 Active 61 DOM
13. 2026-06-02
    days on market $94,900 Active 60 DOM
14. 2026-06-01
    days on market $94,900 Active 59 DOM
15. 2026-05-31
    days on market $94,900 Active 58 DOM
16. 2026-04-03
    listed $94,900 Active 383-char remark

    Show marketing remark (383 chars)

    This well-maintained two-story home offers three bedrooms and one and a half bathrooms, making it a great option for both homeowners and investors alike. Enjoy relaxing evenings on the open front porch or unwind in the privacy of the backyard. With its solid condition and inviting layout, this property is ready to be your next home or a smart addition to your investment portfolio.

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $1,604 · $134/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 5/10 Major FEMA zone X (shaded) · 27% 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: $17,786
• − Mortgage interest: −$5,316
• − Property taxes: −$1,604
• − Insurance: −$474
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,761
• Taxable income: $4,786
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $4,852/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

1 event — show timeline

• 2026-04-03 Listed $94,900 UNYREIS

Property tax history

+0.1%/yr

Latest (2025): $1,604 · -38.9% YoY. Source: county tax records.