2415 Maple Ave · Franklinville, NY 14737

$124,500

3 bd · 2.0 ba · 1,419 sqft · SingleFamily · 48 Days on market

Built 1970 Average condition 0.68 ac lot $88/sqft · 30% below area Est $177k · 30% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Escape to the peace and charm of country living with this updated two-story old-style home offering space, functionality, and timeless appeal. Featuring 3 bedrooms and 2 full baths, this property blends classic character with modern improvements including a new metal roof, laminate flooring, storm windows, and low-maintenance vinyl siding. Step inside to a spacious living room perfect for gathering with guests, while the inviting family room offers additional space to relax or entertain. The eat-in kitchen is thoughtfully designed for everyday convenience and hosting alike, featuring abundant cabinetry, generous counter space, a center prep island, and an open dining area that keeps everyon

Key facts

• New metal roof
• Laminate flooring
• Inviting family room

Tags

• NEW METAL ROOF
• LAMINATE FLOORING
• STORM WINDOWS
• LOW-MAINTENANCE VINYL SIDING
• SPACIOUS LIVING ROOM
• INVITING FAMILY ROOM

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank
• Home design: Single-story; Resale property; Metal roof; Vinyl siding
• Construction: Built with vinyl siding; Block foundation
• Exterior features: Deck; Covered porch; Gravel driveway; Irregular, rural lot (approx. 0.6847 acres, dimensions 120 x 248)

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Laminate; Tile; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Kitchen island
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $66 ($795/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (5.8% below list).
• Recommended offer: $117k (5.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#856 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, schools D+, amenities F.
• Franklinville Central School District (rural): math 60% / reading 57% proficiency, ranked #281 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 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 $8k of equity ($861 loan paydown + $7k appreciation (5.9% 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 (5.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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.

Recommended offer $117,298 (5.8% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $177,155
• List price: $124,500
• Delta: -29.72%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Washburn Ave	0.66mi	3/1.0	1,360 (-4%)	10mo	$85,088	$63	50
1103 Mount Pleasant Ave	0.53mi	2/1.0 (-1)	1,584 (+12%)	16mo	$187,000	$118	34

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

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.14×
• Total profit: $39,653
• Equity at exit: $77,701

10-year hold

• IRR: 16.9%
• Equity multiple: 4.26×
• Total profit: $113,508
• Equity at exit: $140,423

Cash invested: $34,860 (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 14737

• Home prices YoY: 2.0%
• Active inventory: 31
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,868/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $66

Break-even live

Break-even rent $1,089

Max offer price $124,500

Occupancy floor 89%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $124,500 Active 48 DOM
2. 2026-06-17
   days on market $124,500 Active 47 DOM
3. 2026-06-16
   days on market $124,500 Active 46 DOM
4. 2026-06-15
   days on market $124,500 Active 45 DOM
5. 2026-06-13
   days on market $124,500 Active 43 DOM
6. 2026-06-12
   days on market $124,500 Active 42 DOM
7. 2026-06-09
   days on market $124,500 Active 39 DOM
8. 2026-06-08
   days on market $124,500 Active 38 DOM
9. 2026-06-07
   days on market $124,500 Active 37 DOM
10. 2026-06-07
    days on market $124,500 Active 36 DOM
11. 2026-06-04
    days on market $124,500 Active 33 DOM
12. 2026-06-02
    days on market $124,500 Active 32 DOM
13. 2026-06-01
    days on market $124,500 Active 31 DOM
14. 2026-05-31
    days on market $124,500 Active 30 DOM
15. 2026-05-01
    listed $124,500 Active 1341-char remark
16. 2025-11-30
    historical
17. 2025-11-10
    listed $125,000 Active
18. 2025-10-31
    historical
19. 2025-09-25
    price $135,000
20. 2025-08-08
    price $141,000
21. 2025-07-08
    price $148,000
22. 2025-06-20
    listed $157,000 Active
23. 2025-03-08
    historical
24. 2024-09-08
    listed $144,500 Active
25. 2017-03-18
    historical
26. 2016-10-10
    listed $44,900 Active
27. 2016-10-02
    historical
28. 2016-07-03
    listed $44,900 Active
29. 2016-07-03
    historical
30. 2016-06-25
    price $46,500
31. 2016-05-20
    price $49,900
32. 2016-04-25
    price $54,900
33. 2016-04-02
    listed $59,900 Active

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°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: $14,076
• − Mortgage interest: −$6,974
• − Property taxes: −$1,868
• − Insurance: −$622
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,622
• Taxable loss: −$1,262
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,098/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.

Condition & rehab AI · 1 photo

Average 55/100 Moderate rehab

This updated two-story home offers a good balance of classic charm and modern improvements, but some minor repairs and landscaping improvements could further enhance its value.

Repairs flagged

• Minor Landscaping — The landscaping could be improved for better curb appeal.
• Minor Exterior paint — The exterior siding shows some signs of wear that could be addressed with a fresh coat of paint.

Value-add opportunities

• Both Landscaping — Enhanced landscaping can improve both the resale and rental value.
• Both Exterior paint — A fresh coat of paint can improve the home's curb appeal and overall condition, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping could be improved for better curb appeal.	Minor	$500–3,000
Exterior paint · The exterior siding shows some signs of wear that could be addressed with a fresh coat of paint.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping — Enhanced landscaping can improve both the resale and rental value. ↑
• Both Exterior paint — A fresh coat of paint can improve the home's curb appeal and overall condition, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Franklinville Central School District
• NCES district ID: 3611490
• Math proficiency: 60% ▲ 11.00%
• Reading proficiency: 57% ▲ 16.00%
• Median HH income: $41,110
• Composite: 49.0/100
• National rank: #2068
• State rank: #281 of 590 in NY

Livability — Franklinville

• Score: 62/100
• State rank: #856
• US rank: #16514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,071

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 (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 5% Native American 1%
• Common ancestry: Romanian 10% Iranian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1%

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: ▲ 5.93%
• Current HPI: 305.4492
• 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

+107.8% since first listed

19 events — show timeline

• 2026-05-01 Listed $124,500 UNYREIS
• 2025-11-30 Listing Removed — WNYREIS
• 2025-11-10 Listed $125,000 WNYREIS
• 2025-10-31 Listing Removed — WNYREIS
• 2025-09-25 Price Changed $135,000 WNYREIS
• 2025-08-08 Price Changed $141,000 WNYREIS
• 2025-07-08 Price Changed $148,000 WNYREIS
• 2025-06-20 Listed $157,000 WNYREIS
• 2025-03-08 Listing Removed — WNYREIS
• 2024-09-08 Listed $144,500 WNYREIS
• 2017-03-18 Listing Removed — WNYREIS
• 2016-10-10 Listed $44,900 WNYREIS
• 2016-10-02 Listing Removed — WNYREIS
• 2016-07-03 Listed $44,900 WNYREIS
• 2016-07-03 Listing Removed — WNYREIS
• 2016-06-25 Price Changed $46,500 WNYREIS
• 2016-05-20 Price Changed $49,900 WNYREIS
• 2016-04-25 Price Changed $54,900 WNYREIS
• 2016-04-02 Listed $59,900 WNYREIS