3455 Franklin St · Machias, NY 14101

$97,200

3 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 98 Days on market

Built 1880 0.49 ac lot $58/sqft · 59% below area ↓ 28% since listing

---

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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +4.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCED!! Good location for this three bedroom, 1 bath home on a quiet street in Machias, NY. Entryway laundry/mudroom. Large bedrooms upstairs, walk in closet-knotty pine details. Possible 1st floor bedroom. Metal roof, vinyl siding, 2 heating stove units, thermopane windows, canopy building in the backyard for all your storage needs. Needs TLC. , could be just the project you are looking for now. 30 minutes to Orchard Park, NY and just under an hour to Buffalo, NY. Public water and septic system. Buyer responsible for septic inspection after closing. No utilities are on in the house. Being sold in AS IS condition.

Key facts

• Metal roof
• Heating stove units
• Vinyl siding

Tags

• ENTRYWAY LAUNDRY MUDROOM
• WALK IN CLOSET
• METAL ROOF
• VINYL SIDING
• HEATING STOVE UNITS
• THERMOPANE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $88k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,164 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B+; Watch: employment C-, schools F, amenities F.
• Yorkshire-Pioneer Central School District (town): math 50% / reading 54% proficiency, ranked #358 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($672 loan paydown + $3k appreciation (2.9% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $23k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $97k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,452 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1880 — 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 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. 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: 1.28% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 6.5

CMA / ARV

• ARV (median comp): $238,836
• List price: $97,200
• Delta: -59.30%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3497 Roszyk Hill Rd	0.29mi	3/2.5	1,890 (+12%)	11mo	$221,000	$117	50
9681 Main St	0.24mi	2/1.0 (-1)	1,440 (-14%)	18mo	$70,900	$49	45
3277 Hazelmere Ave	0.35mi	2/2.0 (-1)	1,456 (-13%)	22mo	$335,000	$230	34

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

Projected returns pro-forma

2.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.97×
• Total profit: $26,367
• Equity at exit: $42,910

10-year hold

• IRR: 18.7%
• Equity multiple: 3.70×
• Total profit: $73,391
• Equity at exit: $65,518

Cash invested: $27,216 (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 14101

• Home prices YoY: 1.1%
• Active inventory: 8
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$510
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $241

Break-even live

Break-even rent $937

Max offer price $97,200

Occupancy floor 76%

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: $24,300
• Closing costs: $2,916
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $97,200 Active 98 DOM
2. 2026-06-17
   days on market $97,200 Active 97 DOM
3. 2026-06-16
   days on market $97,200 Active 96 DOM
4. 2026-06-15
   days on market $97,200 Active 95 DOM
5. 2026-06-13
   days on market $97,200 Active 93 DOM
6. 2026-06-12
   days on market $97,200 Active 92 DOM
7. 2026-06-09
   days on market $97,200 Active 89 DOM
8. 2026-06-08
   days on market $97,200 Active 88 DOM
9. 2026-06-07
   days on market $97,200 Active 87 DOM
10. 2026-06-07
    days on market $97,200 Active 86 DOM
11. 2026-06-04
    pricedays on market $97,200 Active 83 DOM
12. 2026-06-02
    days on market $108,000 Active 82 DOM
13. 2026-06-01
    days on market $108,000 Active 81 DOM
14. 2026-05-31
    days on market $108,000 Active 80 DOM
15. 2026-04-29
    price $108,000 631-char remark

    Show marketing remark (631 chars)

    PRICE REDUCED!! Good location for this three bedroom, 1 bath home on a quiet street in Machias, NY. Entryway laundry/mudroom. Large bedrooms upstairs, walk in closet-knotty pine details. Possible 1st floor bedroom. Metal roof, vinyl siding, 2 heating stove units, thermopane windows, canopy building in the backyard for all your storage needs. Needs TLC. , could be just the project you are looking for now. 30 minutes to Orchard Park, NY and just under an hour to Buffalo, NY. Public water and septic system. Buyer responsible for septic inspection after closing. No utilities are on in the house. Being sold in AS IS condition.

16. 2026-03-12
    listed $120,000 Active 631-char remark

    Show marketing remark (631 chars)

    PRICE REDUCED!! Good location for this three bedroom, 1 bath home on a quiet street in Machias, NY. Entryway laundry/mudroom. Large bedrooms upstairs, walk in closet-knotty pine details. Possible 1st floor bedroom. Metal roof, vinyl siding, 2 heating stove units, thermopane windows, canopy building in the backyard for all your storage needs. Needs TLC. , could be just the project you are looking for now. 30 minutes to Orchard Park, NY and just under an hour to Buffalo, NY. Public water and septic system. Buyer responsible for septic inspection after closing. No utilities are on in the house. Being sold in AS IS condition.

17. 2020-12-21
    soldstatus $47,500 Closed Sale or Rented 514-char remark

    Show marketing remark (514 chars)

    This is a 2 story home with commodity shed (28 x 40 x 16 with electric) that is being offered separately from Listing # B1273302. Listing # B1273302 Includes a 54 x 75 x 16 Storage Building. This property with home and commodity shed when sold separately will have to be surveyed off from existing survey of 1.16 acres. Lot size and taxes TBD. The farm house does need some foundation attention but is move in ready. With some TLC this could be a nice starter home. Motivated seller, call today for an appointment.

18. 2020-10-28
    soldstatus $65,000 Closed Sale or Rented
19. 2020-09-01
    status Under Contract- Do Not Show 514-char remark

    Show marketing remark (514 chars)

    This is a 2 story home with commodity shed (28 x 40 x 16 with electric) that is being offered separately from Listing # B1273302. Listing # B1273302 Includes a 54 x 75 x 16 Storage Building. This property with home and commodity shed when sold separately will have to be surveyed off from existing survey of 1.16 acres. Lot size and taxes TBD. The farm house does need some foundation attention but is move in ready. With some TLC this could be a nice starter home. Motivated seller, call today for an appointment.

20. 2020-07-30
    status Under Contract- Do Not Show
21. 2020-07-23
    listed $50,000 Active 514-char remark

    Show marketing remark (514 chars)

    This is a 2 story home with commodity shed (28 x 40 x 16 with electric) that is being offered separately from Listing # B1273302. Listing # B1273302 Includes a 54 x 75 x 16 Storage Building. This property with home and commodity shed when sold separately will have to be surveyed off from existing survey of 1.16 acres. Lot size and taxes TBD. The farm house does need some foundation attention but is move in ready. With some TLC this could be a nice starter home. Motivated seller, call today for an appointment.

22. 2020-06-22
    listed $125,000 Active
23. 2019-10-08
    historical
24. 2019-06-24
    price $125,500
25. 2019-05-02
    price $140,000
26. 2019-03-29
    listed $150,000 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: $2,276 · $190/mo
• Projected year-2 tax: $2,276 · $190/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $14,899
• − Mortgage interest: −$5,445
• − Property taxes: −$2,276
• − Insurance: −$486
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,828
• Taxable income: $1,480
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,536/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: Yorkshire-Pioneer Central School District
• NCES district ID: 3608970
• Math proficiency: 50% ▼ -17.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $45,735
• Composite: 44.02/100
• National rank: #2885
• State rank: #358 of 590 in NY

Livability — Machias

• Score: 51/100
• State rank: #1164
• US rank: #25256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Machias, NY
• Population (ZIP): 1,984

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 (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Polish 4% Slovak 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 4%

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: ▲ 2.85%
• Current HPI: 269.726
• 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

-28.0% since first listed

12 events — show timeline

• 2026-04-29 Price Changed $108,000 WNYREIS
• 2026-03-12 Listed $120,000 WNYREIS
• 2020-12-21 Sold (MLS) $47,500 WNYREIS
• 2020-10-28 Sold (MLS) $65,000 WNYREIS
• 2020-09-01 Pending — WNYREIS
• 2020-07-30 Pending — WNYREIS
• 2020-07-23 Listed $50,000 WNYREIS
• 2020-06-22 Listed $125,000 WNYREIS
• 2019-10-08 Listing Removed — WNYREIS
• 2019-06-24 Price Changed $125,500 WNYREIS
• 2019-05-02 Price Changed $140,000 WNYREIS
• 2019-03-29 Listed $150,000 WNYREIS

Property tax history

-4.7%/yr

Latest (2021): $2,276 · -42.8% YoY. Source: county tax records.