36 Fay St · Brocton, NY 14716

$149,900

3 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 37 Days on market

Built 1900 0.31 ac lot $104/sqft · 24% below area Est $196k · 24% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Appreciation +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Very nice home on a corner lot. Three bedroom 1 1/2 with laundry in the basement and on the first floor. This home is Move-In ready. Enclosed front porch off of dining room, with an open living room, laminate flooring throughout. The garage has an upstairs loft with plenty of extra storage.

Key facts

• Ductwork
• New furnace
• Sump pump

Tags

• CORNER LOT
• NEW FURNACE
• CENTRAL A/C
• DUCTWORK
• SUMP PUMP
• UPDATED FLOORING

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2 stories; Existing construction
• Construction: Shake siding; Metal roof; Stone foundation
• Exterior features: Blacktop driveway; Corner lot; Rectangular lot

Interior

• Kitchen: Appliances negotiable
• Bedrooms: Total rooms: 8
• Flooring: Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Sunroom; Sitting room; See remarks / other
• Laundry & utility: Laundry on main level; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (20.9% below list).
• Recommended offer: $119k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#805 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Brocton Central School District (rural): math 24% / reading 30% proficiency, ranked #584 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chautauqua County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,629 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.68%
• DSCR: 0.79
• GRM: 10.5

CMA / ARV

• ARV (median comp): $196,470
• List price: $149,900
• Delta: -23.70%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Smith St	0.15mi	3/1.0	1,394 (-3%)	5mo	$135,000	$97	82
54 Kinney St	0.19mi	3/1.5	1,521 (+6%)	4mo	$104,940	$69	79
24 Park St	0.05mi	3/1.0	1,633 (+13%)	7mo	$162,500	$100	68
31 Central Ave	0.18mi	3/1.0	1,590 (+10%)	9mo	$127,500	$80	65
136 E Main St	0.56mi	3/2.0	1,476 (+2%)	11mo	$195,000	$132	59
28 Kinney St	0.10mi	4/1.0 (+1)	1,630 (+13%)	10mo	$77,250	$47	58

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

Projected returns pro-forma

-1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.34×
• Total profit: $-27,807
• Equity at exit: $29,629

10-year hold

• IRR: -9.8%
• Equity multiple: 0.26×
• Total profit: $-31,266
• Equity at exit: $25,815

Cash invested: $41,972 (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 14716

• Home prices YoY: -0.6%
• Active inventory: 12
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$252 /mo · $3,026/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-164

Break-even live

Break-even rent $1,393

Max offer price $121,009

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-121	+0% $-164	+5% $-206	+10% $-248
Rent	-10% $-257	-5% $-210	+0% $-164	+5% $-117	+10% $-70
Rate	-1.0pp $-88	-0.5pp $-125	base $-164	+0.5pp $-202	+1.0pp $-242

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   statusdays on market $149,900 Pending 37 DOM
2. 2026-06-02
   days on market $149,900 Active Under Contract 36 DOM
3. 2026-06-01
   days on market $149,900 Active Under Contract 35 DOM
4. 2026-05-31
   days on market $149,900 Active Under Contract 34 DOM
5. 2026-05-04
   historical Active Under Contract 1181-char remark
6. 2026-04-27
   listed $149,900 Active 1181-char remark
7. 2022-12-19
   soldstatus $90,000
8. 2022-12-16
   soldstatus $90,000 Closed Sale or Rented 291-char remark

   Show marketing remark (291 chars)

   Very nice home on a corner lot. Three bedroom 1 1/2 with laundry in the basement and on the first floor. This home is Move-In ready. Enclosed front porch off of dining room, with an open living room, laminate flooring throughout. The garage has an upstairs loft with plenty of extra storage.

9. 2022-10-03
   status Under Contract- Do Not Show 291-char remark

   Show marketing remark (291 chars)

   Very nice home on a corner lot. Three bedroom 1 1/2 with laundry in the basement and on the first floor. This home is Move-In ready. Enclosed front porch off of dining room, with an open living room, laminate flooring throughout. The garage has an upstairs loft with plenty of extra storage.

10. 2022-09-30
    listed $89,900 Active 291-char remark

    Show marketing remark (291 chars)

    Very nice home on a corner lot. Three bedroom 1 1/2 with laundry in the basement and on the first floor. This home is Move-In ready. Enclosed front porch off of dining room, with an open living room, laminate flooring throughout. The garage has an upstairs loft with plenty of extra storage.

ⓘ 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: $3,026 · $252/mo
• Projected year-2 tax: $3,026 · $252/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,235
• − Mortgage interest: −$8,397
• − Property taxes: −$3,026
• − Insurance: −$750
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$4,361
• Taxable loss: −$4,575
• Est. tax savings @ 24.0%: +$1,098
• After-tax cash flow: $-864/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: Brocton Central School District
• NCES district ID: 3605610
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $39,147
• Composite: 22.66/100
• National rank: #8051
• State rank: #584 of 590 in NY

Livability — Brocton

• Score: 63/100
• State rank: #805
• US rank: #15577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brocton, NY
• City population: 2,343
• Population (ZIP): 2,343

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Black 10% Two or more races 9% Native American 1%
• Hispanic origin (detail): Puerto Rican 12%
• Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -1.93%
• Current HPI: 333.6367
• 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

+66.7% since first listed

7 events — show timeline

• 2026-06-04 Pending — UNYREIS
• 2026-05-04 Contingent — UNYREIS
• 2026-04-27 Listed $149,900 UNYREIS
• 2022-12-19 Sold (Public Records) $90,000 Public Records
• 2022-12-16 Sold (MLS) $90,000 UNYREIS
• 2022-10-03 Pending — UNYREIS
• 2022-09-30 Listed $89,900 UNYREIS

Property tax history

+8.0%/yr

Latest (2025): $3,026 · +1.3% YoY. Source: county tax records.