7317 Route 380 · Cassadaga, NY 14784

$19,900

3 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 55 Days on market

Built 1900 4,025 sqft lot ↓ 50% since listing

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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 +15.0/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This affordable village property has many potential possibilities for someone willing to do just a little work and investment. Located just minutes from Jamestown, Fredonia, and Mayville this fixer-upper could be an affordable and solid starter home or income producing rental. You decide!! The potential is great, but the generous lot and price are even better.

Key facts

• Blank canvas
• Fixer-upper
• 4,025 sq ft lot

Tags

• FIXER-UPPER
• BLANK CANVAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#979 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Cassadaga Valley Central School District (rural): math 41% / reading 61% proficiency, ranked #372 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 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 $2k of equity ($138 loan paydown + $1k appreciation (6.9% 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 (6.9% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $20k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 6.21% ✓
• Cap rate: 53.66%
• Cash-on-cash: 169.16%
• DSCR: 8.53
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $122,840
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7273 Route 380	0.09mi	3/1.0	1,272 (-14%)	4mo	$105,000	$83	69
4495 E Railroad Ave	0.13mi	3/1.0	1,610 (+9%)	15mo	$50,000	$31	67

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

Projected returns pro-forma

6.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.21×
• Total profit: $56,879
• Equity at exit: $13,631

10-year hold

• IRR: —
• Equity multiple: 23.97×
• Total profit: $128,015
• Equity at exit: $25,751

Cash invested: $5,572 (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 14784

• Home prices YoY: 2.4%
• Active inventory: 7
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $785

Break-even live

Break-even rent $241

Max offer price $19,900

Occupancy floor 31%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-03-18
   status Pending
2. 2026-03-09
   price $19,900
3. 2026-02-16
   price $25,900
4. 2026-02-09
   price $29,900
5. 2026-02-02
   price $35,900
6. 2026-01-22
   listed $39,900 Active
7. 2016-05-31
   soldstatus $21,000
8. 2008-11-06
   soldstatus $21,000 365-char remark

   Show marketing remark (365 chars)

   This affordable village property has many potential possibilities for someone willing to do just a little work and investment. Located just minutes from Jamestown, Fredonia, and Mayville this fixer-upper could be an affordable and solid starter home or income producing rental. You decide!! The potential is great, but the generous lot and price are even better.

9. 2007-08-10
   listed $24,000 365-char remark

   Show marketing remark (365 chars)

   This affordable village property has many potential possibilities for someone willing to do just a little work and investment. Located just minutes from Jamestown, Fredonia, and Mayville this fixer-upper could be an affordable and solid starter home or income producing rental. You decide!! The potential is great, but the generous lot and price are even better.

10. 2006-01-23
    listed $39,900

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $937 · $78/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,829
• − Mortgage interest: −$1,115
• − Property taxes: −$937
• − Insurance: −$100
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$579
• Taxable income: $9,726
• Est. tax owed @ 24.0%: −$2,334
• After-tax cash flow: $7,092/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: Cassadaga Valley Central School District
• NCES district ID: 3606660
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 61% ▲ 15.00%
• Median HH income: $46,654
• Composite: 43.22/100
• National rank: #3059
• State rank: #372 of 590 in NY

Livability — Cassadaga

• Score: 60/100
• State rank: #979
• US rank: #19142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 950

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 (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 1%
• Common ancestry: Polish 18% Romanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 81% English-only · German/W. Germanic 17% Spanish 1% Russian/Polish/Slavic 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: ▲ 6.88%
• Current HPI: 292.1304
• 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

-50.1% since first listed

10 events — show timeline

• 2026-03-18 Pending — WNYREIS
• 2026-03-09 Price Changed $19,900 WNYREIS
• 2026-02-16 Price Changed $25,900 WNYREIS
• 2026-02-09 Price Changed $29,900 WNYREIS
• 2026-02-02 Price Changed $35,900 WNYREIS
• 2026-01-22 Listed $39,900 WNYREIS
• 2016-05-31 Sold (Public Records) $21,000 Public Records
• 2008-11-06 Sold (MLS) $21,000 UNYREIS
• 2007-08-10 Listed $24,000 UNYREIS
• 2006-01-23 Listed $39,900 UNYREIS

Property tax history

-0.4%/yr

Latest (2025): $937 · +4.5% YoY. Source: county tax records.