20 Allen St · Gowanda, NY 14070

$115,000

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 5 Days on market

Built 1955 0.27 ac lot Est $160k · 28% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Located in a quiet & friendly neighborhood is this cottage-like 3 bdrm Ranch home on a nice lot. Afforadable for any buyer, home features eat-in kitchen w/ dining room, living rm, furnace w/ A/C, tons of storage, full bsmt w/ toliet, rec rm & more - tons of potential! Make an appointment today!

Key facts

• Attached garage
• Carport
• Hardwood floors

Tags

• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM
• KITCHEN OPENS TO DINING AREA
• ATTACHED GARAGE
• CARPORT
• CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (9.0% below list).
• Recommended offer: $90k (21.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#457 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Gowanda Central School District (rural): math 38% / reading 44% proficiency, ranked #513 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gowanda Elementary School (math 22% / reading 42%, grade F, #1,646 of 2,108 statewide, top 80%, 458 students, 65% FRL); Gowanda Middle School (math 29% / reading 42%, grade F, #473 of 729 statewide, top 66%, 323 students, 59% FRL); Gowanda High School (math 87%, 288 students, 51% FRL).
• Market conditions: 24 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $78k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,355 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — 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. 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 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: 0.91% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.20%
• DSCR: 0.77
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $160,398
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Seneca St	0.16mi	3/1.0	1,150 (-5%)	8mo	$191,000	$166	78
25 Allen St	0.04mi	3/1.0	1,040 (-14%)	2mo	$138,000	$133	74
241 Seneca St	0.09mi	3/2.5	1,336 (+11%)	10mo	$220,000	$165	63
17 Bader Ave	0.19mi	2/1.0 (-1)	1,044 (-13%)	4mo	$118,000	$113	61
30 Saint John St	0.65mi	3/1.0	1,284 (+6%)	15mo	$137,000	$107	46
23 Aldrich St	0.74mi	3/2.0	1,341 (+11%)	20mo	$212,000	$158	27
110 E Main St	0.59mi	2/1.0 (-1)	1,373 (+14%)	23mo	$120,000	$87	25

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $53,868
• Equity at exit: $103,601

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $165,860
• Equity at exit: $223,420

Cash invested: $32,200 (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 14070

• Home prices YoY: 8.8%
• Active inventory: 24
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$315 /mo · $3,782/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-140

Break-even live

Break-even rent $1,223

Max offer price $90,355

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-107	+0% $-140	+5% $-172	+10% $-205
Rent	-10% $-222	-5% $-181	+0% $-140	+5% $-98	+10% $-57
Rate	-1.0pp $-82	-0.5pp $-110	base $-140	+0.5pp $-169	+1.0pp $-200

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $115,000 Active 5 DOM
2. 2026-06-21
   days on market $115,000 Active 4 DOM
3. 2026-06-18
   days on market $115,000 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   pricestatusdays on marketlisting id $115,000 Active 1 DOM
6. 2026-03-06
   status Pending
7. 2026-02-23
   listed $120,000 Active
8. 2014-09-13
   listed $50,000
9. 2011-05-24
   soldstatus $78,000 308-char remark

   Show marketing remark (308 chars)

   Located in a quiet & friendly neighborhood is this cottage-like 3 bdrm Ranch home on a nice lot. Afforadable for any buyer, home features eat-in kitchen w/ dining room, living rm, furnace w/ A/C, tons of storage, full bsmt w/ toliet, rec rm & more - tons of potential! Make an appointment today!

10. 2011-05-20
    soldstatus $78,000
11. 2011-01-18
    listed $76,000 308-char remark

    Show marketing remark (308 chars)

    Located in a quiet & friendly neighborhood is this cottage-like 3 bdrm Ranch home on a nice lot. Afforadable for any buyer, home features eat-in kitchen w/ dining room, living rm, furnace w/ A/C, tons of storage, full bsmt w/ toliet, rec rm & more - tons of potential! Make an appointment today!

ⓘ 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: $3,782 · $315/mo
• Projected year-2 tax: $3,782 · $315/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $12,557
• − Mortgage interest: −$6,442
• − Property taxes: −$3,782
• − Insurance: −$575
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,345
• Taxable loss: −$3,597
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $-811/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: Gowanda Central School District
• NCES district ID: 3612390
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $43,777
• Composite: 34.71/100
• National rank: #5138
• State rank: #513 of 590 in NY

Livability — Gowanda

• Score: 70/100
• State rank: #457
• US rank: #7988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gowanda, NY
• Population (ZIP): 5,437

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 10% Hispanic / Latino 5% Two or more races 3% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 9% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.64%
• Current HPI: 269.1092
• 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

+57.9% since first listed

6 events — show timeline

• 2026-03-06 Pending — WNYREIS
• 2026-02-23 Listed $120,000 WNYREIS
• 2014-09-13 Listed $50,000 UNYREIS
• 2011-05-24 Sold (MLS) $78,000 WNYREIS
• 2011-05-20 Sold (Public Records) $78,000 Public Records
• 2011-01-18 Listed $76,000 WNYREIS

Property tax history

+3.1%/yr

Latest (2025): $3,782 · +5.3% YoY. Source: county tax records.