10 E Evans St · Mayville, NY 14757

$199,000

4 bd · 2.0 ba · 2,128 sqft · MultiFamily public records · 24 Days on market

Built 1900 10,600 sqft lot

---

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 +19.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +6.2/10.0
• Schools +5.3/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Welcome to 10 East Evans Street in the village of Mayville, New York!!! This very well maintained 2 family property is perfectly located, within walking distance to Chautauqua Lake, shopping, a grocery store, village restaurants, the library and various churches. It has 2 bedrooms and 1 full bath in each unit. Each apartment has a front door with apartment one having a rear second doorway to its own back deck, while apartment two has a side second door to its own smaller covered deck. Apartment one has a welcoming entry in the living and dining room area with hardwood floors that flows into the kitchen with laminate flooring, cabinets, refrigerator and stove. A stairway off the living room

Key facts

• Covered deck
• Laminate flooring
• Front door

Tags

• FRONT DOOR
• BACK DECK
• COVERED DECK
• HARDWOOD FLOORS
• LAMINATE FLOORING
• CLAW FOOT TUB

Property features AI

Finance

• Other: Two separate gas meters; Two separate electric meters; Two total units
• Financial info: Owner pays water; water is included in rent; Operating expense details: see remarks

Exterior

• Parking: Unpaved parking
• Utilities: Public water connected; Sewer connected; Circuit breaker electric service
• Home design: Two stories; Resale property
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Existing (previously built)
• Exterior features: Covered and open porch

Interior

• Kitchen: Oven/Range; Refrigerator; Formal dining room (per unit)
• Bedrooms: Two 2‑bedroom units
• Flooring: Hardwood; Laminate; Tile; Varied flooring throughout
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced‑air heating; Has heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup (in at least one unit); Laundry in unit (one unit)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive. Per door: $114/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (0.7% below list).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#259 in NY, #4,087 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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 $7k of equity ($1k loan paydown + $5k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.99% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.4

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: 11.2%
• Equity multiple: 1.63×
• Total profit: $34,948
• Equity at exit: $85,741

10-year hold

• IRR: 13.6%
• Equity multiple: 2.95×
• Total profit: $108,576
• Equity at exit: $129,301

Cash invested: $55,720 (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 14757

• Home prices YoY: 0.8%
• Active inventory: 70
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $1,977 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$208 /mo · $2,495/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $227

Break-even live

Break-even rent $1,689

Max offer price $199,000

Occupancy floor 84%

Sensitivity live

Price	-10% $340	-5% $284	+0% $227	+5% $171	+10% $115
Rent	-10% $71	-5% $149	+0% $227	+5% $306	+10% $384
Rate	-1.0pp $328	-0.5pp $278	base $227	+0.5pp $176	+1.0pp $123

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,976
Total (2 units)			$1,977

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $199,000 Active 24 DOM
2. 2026-06-18
   days on market $199,000 Active 22 DOM
3. 2026-06-17
   days on market $199,000 Active 21 DOM
4. 2026-06-16
   days on market $199,000 Active 20 DOM
5. 2026-06-15
   days on market $199,000 Active 19 DOM
6. 2026-06-13
   days on market $199,000 Active 17 DOM
7. 2026-06-12
   days on market $199,000 Active 16 DOM
8. 2026-06-09
   days on market $199,000 Active 13 DOM
9. 2026-06-08
   days on market $199,000 Active 12 DOM
10. 2026-06-07
    days on market $199,000 Active 11 DOM
11. 2026-06-05
    days on market $199,000 Active 9 DOM
12. 2026-06-04
    days on market $199,000 Active 7 DOM
13. 2026-06-02
    days on market $199,000 Active 6 DOM
14. 2026-06-01
    days on market $199,000 Active 5 DOM
15. 2026-05-31
    days on market $199,000 Active 4 DOM
16. 2026-05-26
    listed $199,000 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: $2,495 · $208/mo
• Projected year-2 tax: $2,929 · $244/mo
• Expected delta: +$434/yr (+$36/mo · 17.4%)

ⓘ 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 · 17 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: $23,724
• − Mortgage interest: −$11,147
• − Property taxes: −$2,495
• − Insurance: −$995
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$5,789
• Taxable loss: −$498
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $2,849/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 — Mayville

• Score: 75/100
• State rank: #259
• US rank: #4087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayville, NY
• 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

1 event — show timeline

• 2026-05-26 Listed $199,000 UNYREIS

Property tax history

+3.9%/yr

Latest (2025): $2,495 · +0.7% YoY. Source: county tax records.