1105 River St · Olean, NY 14760

$113,999

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 29 Days on market

Built 1920 5,481 sqft lot Est $88k · 30% over ↓ 14% since listing

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well-maintained 3-bedroom home in the heart of Olean on a very nice corner lot. This bright and inviting property features a spacious layout, a cozy front porch, and a nice backyard perfect for relaxing or entertaining. Inside, enjoy a sunny eat-in kitchen with ample cabinet space, a comfortable living area, and well-sized bedrooms filled with natural light. Also, a beautiful deck off your kitchen! Conveniently located just minutes from shops, parks, and schools, this move-in-ready home offers exceptional value for anyone seeking comfort and convenience.

Key facts

• Beautiful deck
• Sunny eat-in kitchen
• Nice backyard

Tags

• CORNER LOT
• COZY FRONT PORCH
• NICE BACKYARD
• SUNNY EAT-IN KITCHEN
• COMFORTABLE LIVING AREA
• BEAUTIFUL DECK

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Existing/resale property; Vinyl siding
• Construction: Block and stone foundation
• Exterior features: Deck; Covered porch; Fully fenced yard; Gravel driveway; Corner lot; Irregular lot; Lot dimensions approximately 87 x 63

Interior

• Kitchen: Dishwasher; Refrigerator; Kitchen island
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Kitchen island
• Laundry & utility: Washer; Dryer; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $112k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#353 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Olean City School District (town): math 40% / reading 43% proficiency, ranked #511 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $788 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,289 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $87,532
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 N Union St	0.16mi	2/1.0 (-1)	1,224 (+10%)	3mo	$30,000	$25	67
1503 N Union St	0.29mi	3/1.0	1,134 (+2%)	20mo	$79,900	$70	66
118 W Oak St	0.23mi	2/1.5 (-1)	1,122 (+1%)	18mo	$122,000	$109	65
714 Front St	0.72mi	3/1.0	1,056 (-5%)	3mo	$112,000	$106	56
538 Erie St	0.38mi	3/1.0	960 (-13%)	7mo	$114,000	$119	54
817 N 4th St	0.43mi	3/2.0	1,044 (-6%)	16mo	$59,900	$57	53
269 Hamilton Ave	0.68mi	3/1.0	1,128 (+2%)	19mo	$107,000	$95	49
213 Madison Ave	0.58mi	2/1.0 (-1)	1,178 (+6%)	14mo	$120,000	$102	46
509 3rd Ave	0.56mi	3/1.5	1,172 (+6%)	22mo	$56,000	$48	43
314 Van Campen Ave	0.58mi	3/2.0	1,213 (+10%)	18mo	$96,000	$79	38
509 N 8th St	0.70mi	2/1.0 (-1)	1,035 (-7%)	19mo	$68,000	$66	35

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,152
• Equity at exit: $16,998

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $14,876
• Equity at exit: $9,857

Cash invested: $31,920 (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 14760

• Home prices YoY: -7.7%
• Active inventory: 141
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $225

Break-even live

Break-even rent $996

Max offer price $113,999

Occupancy floor 77%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-08
   status Pending
2. 2026-04-07
   price $113,999
3. 2026-03-23
   price $120,999
4. 2026-03-10
   listed $132,999 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: $1,701 · $142/mo
• Projected year-2 tax: $1,814 · $151/mo
• Expected delta: +$113/yr (+$9/mo · 6.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 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: $15,366
• − Mortgage interest: −$6,386
• − Property taxes: −$1,701
• − Insurance: −$570
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$3,316
• Taxable income: $935
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,470/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: Olean City School District
• NCES district ID: 3621720
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $40,365
• Composite: 34.81/100
• National rank: #5104
• State rank: #511 of 590 in NY

Livability — Olean

• Score: 72/100
• State rank: #353
• US rank: #5930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olean, NY
• City population: 17,272
• Population (ZIP): 17,272

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 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: ▼ -19.85%
• Current HPI: 237.327
• 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

-14.3% since first listed

4 events — show timeline

• 2026-04-08 Pending — UNYREIS
• 2026-04-07 Price Changed $113,999 UNYREIS
• 2026-03-23 Price Changed $120,999 UNYREIS
• 2026-03-10 Listed $132,999 UNYREIS

Property tax history

+9.0%/yr

Latest (2025): $1,701 · -41.8% YoY. Source: county tax records.