36 Lake Ave · Silver Creek, NY 14136

$97,500

4 bd · 2.0 ba · 2,048 sqft · SingleFamily public records · 101 Days on market

Built 1900 0.30 ac lot $48/sqft · 52% below area

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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 +24.9/30.0
• 1% rule +8.8/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Less than a 5-minute walk to the beach and within walking distance to local restaurants, this spacious home is located in the quaint village of Silver Creek. Offering 4 bedrooms, 2 baths, and approximately 2,000+ sq ft, this property is full of potential for investors or buyers looking for a fixer-upper that could become a forever home. The home features first-floor laundry, generously sized living spaces, and a 2+ car garage with a full second story for additional storage or future possibilities. With its prime location near the water and plenty of space to work with, this is a great opportunity to bring your vision to life. Showings begin immediately.

Key facts

• Walk to the beach
• Full second story
• First-floor laundry

Tags

• WALK TO THE BEACH
• FIRST-FLOOR LAUNDRY
• GENEROUSLY SIZED LIVING SPACES
• FULL SECOND STORY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#698 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Silver Creek Central School District (rural): math 43% / reading 51% proficiency, ranked #435 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $674 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chautauqua County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $28k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,725 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 6.1

CMA / ARV

• ARV (median comp): $203,561
• List price: $97,500
• Delta: -52.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Hanover St	0.44mi	4/2.0	2,021 (-1%)	8mo	$220,000	$109	71
88 Main St	0.61mi	4/2.0	1,970 (-4%)	1mo	$142,900	$73	64
7 Karen Dr	0.54mi	4/2.0	1,946 (-5%)	6mo	$290,000	$149	62
25 Monroe St	0.31mi	5/1.5 (+1)	1,933 (-6%)	9mo	$250,000	$129	62
8 Burgess St	0.49mi	4/1.5	2,179 (+6%)	8mo	$169,900	$78	58
10 Oak St	0.40mi	3/2.0 (-1)	1,944 (-5%)	12mo	$170,000	$87	58
5 Knight St	0.64mi	5/1.0 (+1)	2,025 (-1%)	3mo	$46,136	$23	57
20 Parkway	0.45mi	4/1.5	1,884 (-8%)	12mo	$170,000	$90	54
3 Jaekle Ave	0.70mi	4/2.0	2,207 (+8%)	6mo	$55,000	$25	49
14 Robinson St	0.59mi	3/2.0 (-1)	1,888 (-8%)	8mo	$215,500	$114	48
9 Prospect St	0.36mi	3/1.5 (-1)	1,856 (-9%)	16mo	$180,000	$97	48
26 Robinson St	0.62mi	4/1.5	2,292 (+12%)	10mo	$50,000	$22	41

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,339
• Equity at exit: $14,538

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $15,653
• Equity at exit: $8,430

Cash invested: $27,300 (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 14136

• Home prices YoY: -4.1%
• Active inventory: 29
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$299 /mo · $3,586/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $209

Break-even live

Break-even rent $1,077

Max offer price $97,500

Occupancy floor 79%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $97,500 Active 101 DOM
2. 2026-06-17
   price $97,500 Active 100 DOM
3. 2026-06-17
   days on market $107,500 Active 100 DOM
4. 2026-06-16
   days on market $107,500 Active 99 DOM
5. 2026-06-15
   days on market $107,500 Active 98 DOM
6. 2026-06-13
   days on market $107,500 Active 96 DOM
7. 2026-06-12
   days on market $107,500 Active 95 DOM
8. 2026-06-09
   days on market $107,500 Active 92 DOM
9. 2026-06-08
   days on market $107,500 Active 91 DOM
10. 2026-06-07
    days on market $107,500 Active 90 DOM
11. 2026-06-07
    days on market $107,500 Active 89 DOM
12. 2026-06-04
    days on market $107,500 Active 86 DOM
13. 2026-06-02
    days on market $107,500 Active 85 DOM
14. 2026-06-01
    days on market $107,500 Active 84 DOM
15. 2026-05-31
    days on market $107,500 Active 83 DOM
16. 2026-05-14
    price $107,500 661-char remark

    Show marketing remark (661 chars)

    Less than a 5-minute walk to the beach and within walking distance to local restaurants, this spacious home is located in the quaint village of Silver Creek. Offering 4 bedrooms, 2 baths, and approximately 2,000+ sq ft, this property is full of potential for investors or buyers looking for a fixer-upper that could become a forever home. The home features first-floor laundry, generously sized living spaces, and a 2+ car garage with a full second story for additional storage or future possibilities. With its prime location near the water and plenty of space to work with, this is a great opportunity to bring your vision to life. Showings begin immediately.

17. 2026-04-08
    price $115,000 661-char remark

    Show marketing remark (661 chars)

    Less than a 5-minute walk to the beach and within walking distance to local restaurants, this spacious home is located in the quaint village of Silver Creek. Offering 4 bedrooms, 2 baths, and approximately 2,000+ sq ft, this property is full of potential for investors or buyers looking for a fixer-upper that could become a forever home. The home features first-floor laundry, generously sized living spaces, and a 2+ car garage with a full second story for additional storage or future possibilities. With its prime location near the water and plenty of space to work with, this is a great opportunity to bring your vision to life. Showings begin immediately.

18. 2026-03-09
    listed $125,000 Active 661-char remark

    Show marketing remark (661 chars)

    Less than a 5-minute walk to the beach and within walking distance to local restaurants, this spacious home is located in the quaint village of Silver Creek. Offering 4 bedrooms, 2 baths, and approximately 2,000+ sq ft, this property is full of potential for investors or buyers looking for a fixer-upper that could become a forever home. The home features first-floor laundry, generously sized living spaces, and a 2+ car garage with a full second story for additional storage or future possibilities. With its prime location near the water and plenty of space to work with, this is a great opportunity to bring your vision to life. Showings begin immediately.

19. 2017-07-25
    soldstatus $80,000 435-char remark

    Show marketing remark (435 chars)

    A must to see. This house was recently remodled with many improvements including new roof, windows, porch. and vinyl siding. This 1900 house has beautiful woodwork through out. Complete with two full bathrooms on both floors. Adding to this house is a very nice wood burning stove that will warm your body on a cold winter night. The detached garage has a very large loft that would serve as a nice work shop. Make appointment today!!!

20. 2017-07-25
    soldstatus $80,000

    Show marketing remark (435 chars)

    A must to see. This house was recently remodled with many improvements including new roof, windows, porch. and vinyl siding. This 1900 house has beautiful woodwork through out. Complete with two full bathrooms on both floors. Adding to this house is a very nice wood burning stove that will warm your body on a cold winter night. The detached garage has a very large loft that would serve as a nice work shop. Make appointment today!!!

21. 2017-07-24
    soldstatus $79,712
22. 2016-11-11
    listed $89,000
23. 2016-11-10
    listed $89,000 435-char remark

    Show marketing remark (435 chars)

    A must to see. This house was recently remodled with many improvements including new roof, windows, porch. and vinyl siding. This 1900 house has beautiful woodwork through out. Complete with two full bathrooms on both floors. Adding to this house is a very nice wood burning stove that will warm your body on a cold winter night. The detached garage has a very large loft that would serve as a nice work shop. Make appointment today!!!

24. 2014-05-01
    listed $89,900
25. 2011-10-02
    listed $79,900
26. 2004-05-10
    soldstatus $23,120
27. 2004-05-05
    soldstatus $23,120
28. 2004-03-31
    soldstatus $69,681
29. 2003-09-19
    listed $27,200

ⓘ 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: $3,586 · $299/mo
• Projected year-2 tax: $3,586 · $299/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 · 33% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $16,102
• − Mortgage interest: −$5,462
• − Property taxes: −$3,586
• − Insurance: −$488
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,836
• Taxable income: $1,155
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,235/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: Silver Creek Central School District
• NCES district ID: 3626880
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $48,212
• Composite: 40.1/100
• National rank: #3804
• State rank: #435 of 590 in NY

Livability — Silver Creek

• Score: 65/100
• State rank: #698
• US rank: #13141

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Creek, NY
• Population (ZIP): 5,274

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 12% Lithuanian 9% Italian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% 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: ▼ -12.33%
• Current HPI: 291.4708
• 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

+295.2% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $107,500 WNYREIS
• 2026-04-08 Price Changed $115,000 WNYREIS
• 2026-03-09 Listed $125,000 WNYREIS
• 2017-07-25 Sold (MLS) $80,000 UNYREIS
• 2017-07-25 Sold (MLS) $80,000 UNYREIS
• 2017-07-24 Sold (Public Records) $79,712 Public Records
• 2016-11-11 Listed $89,000 UNYREIS
• 2016-11-10 Listed $89,000 UNYREIS
• 2014-05-01 Listed $89,900 UNYREIS
• 2011-10-02 Listed $79,900 UNYREIS
• 2004-05-10 Sold (Public Records) $23,120 Public Records
• 2004-05-05 Sold (MLS) $23,120 UNYREIS
• 2004-03-31 Sold (Public Records) $69,681 Public Records
• 2003-09-19 Listed $27,200 UNYREIS

Property tax history

+1.2%/yr

Latest (2025): $3,586 · +3.7% YoY. Source: county tax records.