9 Maple St · Bemus Point, NY 14712

$415,000

4 bd · 2.0 ba · 2,245 sqft · MultiFamily public records · 31 Days on market

Built 1920 8,880 sqft lot $185/sqft · 49% below area Est $821k · 49% 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 +17.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• Schools +5.5/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 9 Maple Street in the heart of Bemus Point — a versatile 4-bedroom, 2-bathroom home offering endless possibilities. This property can be enjoyed as a spacious single-family residence or used as a duplex with two separate units, one up and one down. It has most recently operated as a successful 2-unit long-term rental, offering a strong income history, yet can easily be converted back to a single-family layout for those seeking more space. Another great option is an owner-occupied rental – live in one unit while you rent the other and the rental income can help pay your expenses. The home features beautiful hardwood floors and woodwork throughout. The first floor offers a spacious, updated kitchen with granite countertops, a large living area, a first-floor bedroom, and full bathroom. The partially finished basement adds great bonus space. Upstairs, you’ll find a comfortable living room, a bedroom or home office, a second kitchen, and a full bathroom with laundry. The third floor provides two additional spacious bedrooms — including one with lovely lake views. You’ll also enjoy seeing Chautauqua Lake from the upstairs kitchen and bathroom. Relax on the inviting front porch or entertain in the generous backyard. The detached oversized garage sits on a separate parcel zoned B1 Retail Business — providing unique opportunities for the next owner. Please reference the Village of Bemus Point Zoning Law for potential uses. All this within a short distance of Chautauqua Lake, the Village Park, Bemus Point Elementary School, shops, restaurants, and everything Bemus Point has to offer. Whether you’re looking for an income property, a flexible multi-generational home, or a charming village residence, 9 Maple Street is full of potential! Village of Bemus Point zoning also allows for short term rentals with the proper permit.

Key facts

• Lake views
• Inviting front porch
• Generous backyard

Tags

• DUPLEX WITH TWO UNITS
• PARTIALLY FINISHED BASEMENT
• LAKE VIEWS
• INVITING FRONT PORCH
• GENEROUS BACKYARD
• DETACHED OVERSIZED GARAGE

Property features AI

Exterior

• Parking: Detached garage with electricity, storage; 1 garage space
• Utilities: Electricity connected; High-speed internet available; Sewer connected; Well water
• Home design: 3 stories; Resale property
• Construction: Composite siding; Block foundation; Asphalt roof; Existing (previously built)
• Exterior features: Blacktop driveway; Private yard; Covered porch; See remarks

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Granite counters; Second kitchen
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Ceiling fans; Entrance foyer; Granite counters; Second kitchen; Bedroom on main level; 13 total rooms; Full, partially finished basement
• Laundry & utility: Laundry on upper level; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $415k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $388k (6.6% below list).
• Recommended offer: $388k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 1.6% in Bemus Point — 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 68/100 on livability (#539 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A, health & safety A; Watch: amenities F, commute F, employment F.
• Bemus Point Central School District (rural): math 65% / reading 61% proficiency, ranked #238 of 755 in NY (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 47 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 $44k of equity ($3k loan paydown + $42k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $116k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $110k; list at $415k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $387,500 (6.6% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $821,364
• List price: $415,000
• Delta: -47.04%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 E Maple St N	0.03mi	4/3.5	2,322 (+3%)	9mo	$250,000	$108	80

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 3.14×
• Total profit: $248,408
• Equity at exit: $373,865

10-year hold

• IRR: 23.5%
• Equity multiple: 7.14×
• Total profit: $713,806
• Equity at exit: $806,254

Cash invested: $116,200 (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 14712

• Home prices YoY: 15.3%
• Active inventory: 47
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $3,875 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$360 /mo · $4,319/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $352

Break-even live

Break-even rent $3,429

Max offer price $415,000

Occupancy floor 86%

Sensitivity live

Price	-10% $587	-5% $470	+0% $352	+5% $235	+10% $117
Rent	-10% $46	-5% $199	+0% $352	+5% $505	+10% $658
Rate	-1.0pp $561	-0.5pp $458	base $352	+0.5pp $245	+1.0pp $135

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,876
Total (2 units)			$3,875

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   pricedays on market $415,000 Active 31 DOM
2. 2026-06-18
   days on market $435,000 Active 30 DOM

   Show marketing remark (1896 chars)

   Welcome to 9 Maple Street in the heart of Bemus Point — a versatile 4-bedroom, 2-bathroom home offering endless possibilities. This property can be enjoyed as a spacious single-family residence or used as a duplex with two separate units, one up and one down. It has most recently operated as a successful 2-unit long-term rental, offering a strong income history, yet can easily be converted back to a single-family layout for those seeking more space. Another great option is an owner-occupied rental – live in one unit while you rent the other and the rental income can help pay your expenses. The home features beautiful hardwood floors and woodwork throughout. The first floor offers a spacious, updated kitchen with granite countertops, a large living area, a first-floor bedroom, and full bathroom. The partially finished basement adds great bonus space. Upstairs, you’ll find a comfortable living room, a bedroom or home office, a second kitchen, and a full bathroom with laundry. The third floor provides two additional spacious bedrooms — including one with lovely lake views. You’ll also enjoy seeing Chautauqua Lake from the upstairs kitchen and bathroom. Relax on the inviting front porch or entertain in the generous backyard. The detached oversized garage sits on a separate parcel zoned B1 Retail Business — providing unique opportunities for the next owner. Please reference the Village of Bemus Point Zoning Law for potential uses. All this within a short distance of Chautauqua Lake, the Village Park, Bemus Point Elementary School, shops, restaurants, and everything Bemus Point has to offer. Whether you’re looking for an income property, a flexible multi-generational home, or a charming village residence, 9 Maple Street is full of potential! Village of Bemus Point zoning also allows for short term rentals with the proper permit.

3. 2026-06-17
   days on market $435,000 Active 29 DOM
4. 2026-06-16
   days on market $435,000 Active 28 DOM
5. 2026-06-15
   days on market $435,000 Active 27 DOM
6. 2026-06-14
   days on market $435,000 Active 25 DOM
7. 2026-06-12
   days on market $435,000 Active 24 DOM
8. 2026-06-09
   days on market $435,000 Active 21 DOM
9. 2026-06-08
   days on market $435,000 Active 20 DOM
10. 2026-06-07
    days on market $435,000 Active 19 DOM
11. 2026-06-05
    days on market $435,000 Active 16 DOM
12. 2026-06-03
    days on market $435,000 Active 15 DOM
13. 2026-06-02
    days on market $435,000 Active 14 DOM
14. 2026-06-01
    days on market $435,000 Active 13 DOM
15. 2026-05-31
    days on market $435,000 Active 12 DOM
16. 2026-05-30
    days on market $435,000 Active 11 DOM
17. 2026-04-20
    listed $435,000 Active 1807-char remark

    Show marketing remark (1896 chars)

    Welcome to 9 Maple Street in the heart of Bemus Point — a versatile 4-bedroom, 2-bathroom home offering endless possibilities. This property can be enjoyed as a spacious single-family residence or used as a duplex with two separate units, one up and one down. It has most recently operated as a successful 2-unit long-term rental, offering a strong income history, yet can easily be converted back to a single-family layout for those seeking more space. Another great option is an owner-occupied rental – live in one unit while you rent the other and the rental income can help pay your expenses. The home features beautiful hardwood floors and woodwork throughout. The first floor offers a spacious, updated kitchen with granite countertops, a large living area, a first-floor bedroom, and full bathroom. The partially finished basement adds great bonus space. Upstairs, you’ll find a comfortable living room, a bedroom or home office, a second kitchen, and a full bathroom with laundry. The third floor provides two additional spacious bedrooms — including one with lovely lake views. You’ll also enjoy seeing Chautauqua Lake from the upstairs kitchen and bathroom. Relax on the inviting front porch or entertain in the generous backyard. The detached oversized garage sits on a separate parcel zoned B1 Retail Business — providing unique opportunities for the next owner. Please reference the Village of Bemus Point Zoning Law for potential uses. All this within a short distance of Chautauqua Lake, the Village Park, Bemus Point Elementary School, shops, restaurants, and everything Bemus Point has to offer. Whether you’re looking for an income property, a flexible multi-generational home, or a charming village residence, 9 Maple Street is full of potential! Village of Bemus Point zoning also allows for short term rentals with the proper permit.

18. 2026-01-07
    historical
19. 2026-01-07
    historical
20. 2025-10-09
    listed $435,000 Active
21. 2025-10-09
    listed $435,000 Active
22. 2005-11-28
    soldstatus $110,000
23. 2005-11-14
    soldstatus $110,000
24. 2005-04-13
    listed $139,000
25. 1999-11-08
    soldstatus $79,000
26. 1996-09-10
    soldstatus $43,000

ⓘ 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: $4,319 · $360/mo
• Projected year-2 tax: $5,666 · $472/mo
• Expected delta: +$1,347/yr (+$112/mo · 31.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,500
• − Mortgage interest: −$23,246
• − Property taxes: −$4,319
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,720
• − Management: −$3,720
• − Depreciation: −$12,073
• Taxable loss: −$2,653
• Est. tax savings @ 24.0%: +$637
• After-tax cash flow: $4,862/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: Bemus Point Central School District
• NCES district ID: 3604530
• Math proficiency: 65% ▼ -4.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $50,968
• Composite: 55.15/100
• National rank: #2753
• State rank: #238 of 755 in NY

Livability — Bemus Point

• Score: 68/100
• State rank: #539
• US rank: #9687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bemus Point, NY
• Population (ZIP): 3,079

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Romanian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▲ 48.79%
• Current HPI: 368.206
• 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

+865.1% since first listed

13 events — show timeline

• 2026-06-18 Price Changed $415,000 UNYREIS
• 2026-06-18 Price Changed $415,000 UNYREIS
• 2026-05-19 Listed $435,000 UNYREIS
• 2026-04-20 Listed $435,000 UNYREIS
• 2026-01-07 Listing Removed — UNYREIS
• 2026-01-07 Listing Removed — UNYREIS
• 2025-10-09 Listed $435,000 UNYREIS
• 2025-10-09 Listed $435,000 UNYREIS
• 2005-11-28 Sold (MLS) $110,000 UNYREIS
• 2005-11-14 Sold (Public Records) $110,000 Public Records
• 2005-04-13 Listed $139,000 UNYREIS
• 1999-11-08 Sold (Public Records) $79,000 Public Records
• 1996-09-10 Sold (Public Records) $43,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,319 · +1.8% YoY. Source: county tax records.