9 Nichols Ave · Westfield, NY 14787

$75,000

4 bd · 1.0 ba · 1,816 sqft · SingleFamily public records · 24 Days on market

Built 1910 0.45 ac lot $41/sqft · 57% below area

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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 +6.1/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity knocks at 9 Nichols Ave in Westfield, NY! This 3-bedroom, 2-bath home offers incredible potential for investors or buyers looking to create an affordable place to call home. Priced at just $75,000, this property is perfect for a quick flip, rental investment, or a budget-friendly primary residence. The home features a functional layout with spacious living areas and solid bones, ready for your vision and updates. With the right improvements, this property can be transformed into a great income-producing asset or comfortable home. Located in a quiet upstate neighborhood, you’ll enjoy a peaceful setting while still being close to local shops, schools, and amenities. Whe

Key facts

• 0.45 acre lot
• Built 1910
• Listed 23 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Utilities details: see remarks
• Home design: 2-story house; Existing construction
• Construction: Shingle roof; Construction details: see remarks; Partial basement
• Exterior features: Corner lot; Rectangular lot; Exterior details: see remarks

Interior

• Flooring: Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Heating details: see remarks
• Interior features: Entrance foyer; Other interior features (see remarks)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#364 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: employment D, amenities F, commute F.
• Westfield Central School District (town): math 57% / reading 64% proficiency, ranked #246 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 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 ($519 loan paydown + $2k appreciation (2.2% 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 (2.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.67% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.08%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $174,325
• List price: $75,000
• Delta: -56.98%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Nichols Ave	0.36mi	3/2.0 (-1)	1,783 (-2%)	8mo	$177,500	$100	65
12 Jefferson St	0.61mi	3/1.5 (-1)	1,775 (-2%)	24mo	$142,000	$80	41
16 Clark St	0.69mi	3/1.5 (-1)	1,546 (-15%)	16mo	$116,600	$75	23

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

Projected returns pro-forma

2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.73×
• Total profit: $36,307
• Equity at exit: $30,606

10-year hold

• IRR: 32.8%
• Equity multiple: 5.32×
• Total profit: $90,746
• Equity at exit: $44,874

Cash invested: $21,000 (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 14787

• Home prices YoY: 0.8%
• Active inventory: 31
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $474

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   listed $75,000 Active 951-char remark
2. 1994-09-26
   soldstatus $58,500

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,072
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,182
• Taxable income: $4,777
• Est. tax owed @ 24.0%: −$1,147
• After-tax cash flow: $4,540/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: Westfield Central School District
• NCES district ID: 3630990
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $41,283
• Composite: 50.63/100
• National rank: #1838
• State rank: #246 of 590 in NY

Livability — Westfield

• Score: 72/100
• State rank: #364
• US rank: #6214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, NY
• City population: 4,863
• Population (ZIP): 4,863

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 (94%)
• Race & ethnicity: White 94% Asian 3% Hispanic / Latino 2% Native American 2%
• Common ancestry: Romanian 7% Iranian 2% Slovak 1%
• Foreign-born: 2% · Vietnam, South Korea
• Languages at home: 93% English-only · Spanish 3% Vietnamese 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: ▲ 2.25%
• Current HPI: 280.9476
• 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

+28.2% since first listed

3 events — show timeline

• 2026-05-30 Listing Removed — WNYREIS
• 2026-05-06 Listed $75,000 WNYREIS
• 1994-09-26 Sold (Public Records) $58,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,993 · +0.7% YoY. Source: county tax records.