14 Maple Ave · Ripley, NY 14775

$70,000

4 bd · 2.0 ba · 2,432 sqft · SingleFamily public records · 14 Days on market

Built 1930 $29/sqft · 71% 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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Duplex Investment Opportunity in Ripley & acirc; & euro; & ldquo; Priced to Sell at $70,000 Looking for an affordable property with strong income potential? This spacious duplex offers approximately 2,400 sq ft of living space and sits on a small corner lot, making it a great opportunity for both investors and owner-occupants. Each unit features 3 bedrooms and a large full bathroom, along with a traditional layout including living room, dining room, and kitchen space on the main level. This property is partially updated, with recent improvements including: * New flooring and subfloor work * Fresh paint * Upgraded electric panels in the basement * New electric heating

Key facts

• Partially updated
• Fresh paint
• New flooring

Tags

• DUPLEX INVESTMENT OPPORTUNITY
• SMALL CORNER LOT
• PARTIALLY UPDATED
• NEW FLOORING
• FRESH PAINT
• UPGRADED ELECTRIC PANELS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 58/100 on livability (#1,055 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, crime F.
• Ripley Central School District (rural): math 35% / reading 45% proficiency, ranked #651 of 755 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $5k of equity ($484 loan paydown + $4k appreciation (6.0% 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 (6.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.66%
• DSCR: 2.19
• GRM: 4.5

CMA / ARV

• ARV (median comp): $239,936
• List price: $70,000
• Delta: -70.83%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

5.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 3.44×
• Total profit: $47,918
• Equity at exit: $43,891

10-year hold

• IRR: 35.3%
• Equity multiple: 7.09×
• Total profit: $119,415
• Equity at exit: $79,495

Cash invested: $19,600 (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 14775

• Home prices YoY: 1.6%
• Active inventory: 14
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $435

Break-even live

Break-even rent $735

Max offer price $70,000

Occupancy floor 61%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   listed $70,000 Active 1310-char remark

ⓘ 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: $2,217 · $185/mo
• Projected year-2 tax: $2,217 · $185/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,440
• − Mortgage interest: −$3,921
• − Property taxes: −$2,217
• − Insurance: −$350
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,036
• Taxable income: $4,445
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $4,159/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: Ripley Central School District
• NCES district ID: 3624660
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $39,212
• Composite: 35.87/100
• National rank: #9595
• State rank: #651 of 755 in NY

Livability — Ripley

• Score: 58/100
• State rank: #1055
• US rank: #21016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ripley, NY
• Population (ZIP): 2,272

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Chinese 1% French/Haitian/Cajun 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: ▲ 5.97%
• Current HPI: 385.9794
• 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

Property tax history

-0.6%/yr

Latest (2025): $2,217 · +0.3% YoY. Source: county tax records.