6 Smith St · Brocton, NY 14716

$52,500

3 bd · 1.5 ba · 1,968 sqft · SingleFamily public records · 7 Days on market

Built 1949

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

If you are looking for a traditional home this well-kept three bedroom, 1.5 bath home in the Village of Brocton is a home you must see. This medium sized home with approximately 1968 square feet of living space has an open floor plan. All appliances including stove, refrigerator, microwave and dishwasher, stay with the house. Electric service is being upgraded to 200 A, and there is a newer hot water tank. Very reasonable utility costs make this home even more attractive. Low cost Brocton electric (approx $25/per month), National Fuel balanced billing ($120/month). Located close to the center of Brocton, call soon on this one!

Key facts

• Built 1949
• Listed 7 days

🏷️ Possibly a rental listed for sale. The $52,500 price doesn't fit this home's estimated sale value (~$133,824) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).

Location & tenants

• Location reads 63/100 on livability (#805 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Brocton Central School District (rural): math 24% / reading 30% proficiency, ranked #584 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 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 (-1.9%/yr); year-one equity from $363 of loan paydown is wiped out by about $1k 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.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,500

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.37% ✓
• Cap rate: 20.46%
• Cash-on-cash: 50.61%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $133,824
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 W Main St	0.37mi	3/1.5	1,999 (+2%)	19mo	$150,000	$75	64
107 Central Ave	0.43mi	4/1.5 (+1)	1,880 (-4%)	9mo	$25,900	$14	60
112 E Main St	0.38mi	3/1.0	1,867 (-5%)	20mo	$127,500	$68	55

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

Projected returns pro-forma

-1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.7%
• Equity multiple: 3.27×
• Total profit: $33,395
• Equity at exit: $10,377

10-year hold

• IRR: 54.2%
• Equity multiple: 6.59×
• Total profit: $82,148
• Equity at exit: $9,041

Cash invested: $14,700 (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 14716

• Home prices YoY: -0.6%
• Active inventory: 12
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$275
• Tax est. 1.5%: −$66 /mo · $788/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $620

Break-even live

Break-even rent $459

Max offer price $52,500

Occupancy floor 45%

Sensitivity live

Price	-10% $656	-5% $638	+0% $620	+5% $602	+10% $584
Rent	-10% $522	-5% $571	+0% $620	+5% $669	+10% $718
Rate	-1.0pp $646	-0.5pp $633	base $620	+0.5pp $606	+1.0pp $593

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $52,500 Active 7 DOM
2. 2026-06-18
   days on market $52,500 Active 5 DOM
3. 2026-06-17
   days on market $52,500 Active 4 DOM
4. 2026-06-16
   days on market $52,500 Active 3 DOM
5. 2026-06-15
   days on market $52,500 Active 2 DOM
6. 2026-06-14
   remarks 516-char remark
7. 2026-06-14
   listed $52,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $14,929
• − Mortgage interest: −$2,941
• − Property taxes: −$788
• − Insurance: −$262
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$1,527
• Taxable income: $7,022
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $5,755/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: Brocton Central School District
• NCES district ID: 3605610
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $39,147
• Composite: 22.66/100
• National rank: #8051
• State rank: #584 of 590 in NY

Livability — Brocton

• Score: 63/100
• State rank: #805
• US rank: #15577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brocton, NY
• City population: 2,343
• Population (ZIP): 2,343

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Black 10% Two or more races 9% Native American 1%
• Hispanic origin (detail): Puerto Rican 12%
• Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 2% 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: ▼ -1.93%
• Current HPI: 333.6367
• 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

+45.8% since first listed

13 events — show timeline

• 2026-06-14 Listed $52,500 FSBO.com
• 2024-08-21 Listing Removed — WNYREIS
• 2024-08-16 Price Changed $49,800 WNYREIS
• 2024-08-04 Price Changed $69,800 WNYREIS
• 2024-08-01 Price Changed $84,800 WNYREIS
• 2024-07-22 Price Changed $99,800 WNYREIS
• 2024-07-17 Listed $109,800 WNYREIS
• 2014-06-16 Sold (MLS) $68,900 UNYREIS
• 2014-06-10 Sold (Public Records) $68,900 Public Records
• 2014-06-10 Sold (Public Records) $68,900 Public Records
• 2013-07-01 Listed $69,500 UNYREIS
• 2012-01-22 Listed $73,500 UNYREIS
• 1995-11-13 Sold (Public Records) $36,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,944 · +1.3% YoY. Source: county tax records.