4071 Erie St · Salamanca, NY 14479

$78,200

3 bd · 2.0 ba · 2,064 sqft · SingleFamily public records · 56 Days on market

Built 1950 0.62 ac lot $38/sqft · 125% above 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 +5.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large, ranch style unit, front and back decks, walk out basement in need of several repairs, vandalized, as is, cash deal only. Attached garage with breeze way in between, no utilities on. Just outside Seneca territory. Hubzu. Bids can be placed on the property from 04-28-2026 through 05-05-2026.

Key facts

• 0.62 acre lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale fixer condition; Aluminum siding
• Construction: Block foundation; Existing construction
• Exterior features: Blacktop driveway; Irregular residential lot; Road frontage on a city street; Lot dimensions approximately 165 x 165 (0.62 acres)

Interior

• Kitchen: See remarks for additional kitchen details
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric baseboard heating
• Interior features: Dining area; Living/dining room; Bedroom on main level; Bath in primary bedroom; Main level primary; Primary suite; Full walk-out basement
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#380 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities F.
• Salamanca City School District (town): math 29% / reading 43% proficiency, ranked #560 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 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 $3k of equity ($541 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,854 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.76% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.25%
• DSCR: 2.21
• GRM: 4.7

CMA / ARV

• ARV (median comp): $34,716
• List price: $78,200
• Delta: 125.26%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.3%
• Equity multiple: 2.88×
• Total profit: $41,142
• Equity at exit: $35,162

10-year hold

• IRR: 33.5%
• Equity multiple: 5.67×
• Total profit: $102,163
• Equity at exit: $54,189

Cash invested: $21,896 (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 14479

• Active inventory: 4
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$410
• Tax from tax record: −$149 /mo · $1,786/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $497

Break-even live

Break-even rent $749

Max offer price $78,200

Occupancy floor 59%

Sensitivity live

Price	-10% $542	-5% $519	+0% $497	+5% $475	+10% $453
Rent	-10% $388	-5% $443	+0% $497	+5% $552	+10% $606
Rate	-1.0pp $537	-0.5pp $517	base $497	+0.5pp $477	+1.0pp $456

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: $19,550
• Closing costs: $2,346
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $78,200 Active 56 DOM
2. 2026-06-18
   days on market $78,200 Active 54 DOM
3. 2026-06-17
   days on market $78,200 Active 53 DOM
4. 2026-06-17
   price $78,200 Active 52 DOM
5. 2026-06-16
   days on market $85,000 Active 52 DOM
6. 2026-06-15
   days on market $85,000 Active 51 DOM
7. 2026-06-13
   days on market $85,000 Active 49 DOM
8. 2026-06-12
   days on market $85,000 Active 48 DOM
9. 2026-06-09
   days on market $85,000 Active 45 DOM
10. 2026-06-08
    days on market $85,000 Active 44 DOM
11. 2026-06-07
    days on market $85,000 Active 43 DOM
12. 2026-06-05
    days on market $85,000 Active 41 DOM
13. 2026-06-04
    days on market $85,000 Active 39 DOM
14. 2026-06-02
    days on market $85,000 Active 38 DOM
15. 2026-06-01
    days on market $85,000 Active 37 DOM
16. 2026-05-31
    days on market $85,000 Active 36 DOM
17. 2026-04-24
    listed $85,000 Active 297-char remark
18. 2000-01-19
    soldstatus $60,000

ⓘ 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: $1,786 · $149/mo
• Projected year-2 tax: $1,786 · $149/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥90°F today · 18 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: $16,538
• − Mortgage interest: −$4,380
• − Property taxes: −$1,786
• − Insurance: −$391
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$2,275
• Taxable income: $5,060
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,753/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: Salamanca City School District
• NCES district ID: 3625440
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 43% ▲ 5.00%
• Median HH income: $33,251
• Composite: 29.52/100
• National rank: #6500
• State rank: #560 of 590 in NY

Livability — Salamanca

• Score: 71/100
• State rank: #380
• US rank: #6521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 61

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 28%

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: —
• Current HPI: —
• 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

+30.3% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $78,200 UNYREIS
• 2026-04-24 Listed $85,000 UNYREIS
• 2000-01-19 Sold (Public Records) $60,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $1,786 · +9.2% YoY. Source: county tax records.