316 N 2nd St · Olean, NY 14760

$130,000

4 bd · 3.0 ba · 2,033 sqft · MultiFamily public records · 32 Days on market

Built 1917 8,112 sqft lot Est $87k · 49% over ↓ 7% since listing

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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).

• Cash flow +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 8 units. estimate disagrees with records

Listing remarks

8-Unit Investment Opportunity! Strong Cash Flow Potential! Rare opportunity to purchase two multi-family properties totaling 8 units, to be sold together for $279,000 (approximately $35,000 per unit). The properties offer immediate income potential with room for growth. Current rents are below market, providing an opportunity for increased returns with future adjustments. Many units feature separate layouts, offering flexibility for tenants. The properties have seen numerous updates, including: Metal roof (314) less than 1 year old Roof (316) approximately 5 years old There are currently two vacant, renovated units ready for occupancy, allowing for immediate lease-up or owner-oc

Key facts

• Numerous renovations
• Value-add potential
• 8 units

Tags

• 8 UNITS
• POSITIVE CASH FLOW
• VALUE-ADD POTENTIAL
• NUMEROUS RENOVATIONS
• NEWER METAL ROOF
• RENOVATED AND READY TO RENT

Property features AI

Finance

• Other: Operating expenses include structure maintenance and water/sewer
• Financial info: Owner pays hot water, water and snow removal; Rent includes hot water, water and snow removal; Three rental units with current rents: $783, $700 and $550

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: Single-story building; Resale property
• Construction: Brick, stone and vinyl siding exterior
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 78 x 104

Interior

• Kitchen: Each unit includes an eat-in kitchen
• Bedrooms: Two 1-bedroom units; One 2-bedroom unit
• Flooring: Carpet; Laminate; Vinyl; Varies by unit
• Bathrooms: Three full bathrooms total (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Dirt floor basement; Varied interior finishes
• Laundry & utility: Gas water heater; Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/?-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive. Per door: $604/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 50.9% vs local median 8.1% in Olean — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 143 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.55% ✓
• Cap rate: 50.93%
• Cash-on-cash: 159.40%
• DSCR: 8.09
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $87,419
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 N 2nd St	0.25mi	4/2.0	2,156 (+6%)	14mo	$110,000	$51	62
125 N 2nd St	0.26mi	4/2.0	2,156 (+6%)	14mo	$110,000	$51	62
605 N 1st St	0.31mi	4/2.0	2,240 (+10%)	6mo	$45,000	$20	60
107 N 4th St	0.35mi	4/2.0	2,142 (+5%)	18mo	$86,500	$40	56
125 S 7th St	0.53mi	3/3.0 (-1)	1,918 (-6%)	8mo	$79,900	$42	54
604 Irving St	0.58mi	4/2.0	2,158 (+6%)	12mo	$144,160	$67	48
509 Irving St	0.59mi	4/2.0	2,205 (+8%)	15mo	$76,000	$34	42
322 Laurel Ave	0.44mi	5/2.0 (+1)	1,731 (-15%)	4mo	$37,000	$21	42
1209 Washington St	0.63mi	4/3.0	2,322 (+14%)	17mo	$115,650	$50	33
514 3rd Ave	0.67mi	5/2.0 (+1)	2,274 (+12%)	13mo	$124,900	$55	30
—	0.73mi	4/2.0	1,738 (-14%)	10mo	$74,000	$43	29
1025 Spruce St	0.67mi	5/2.0 (+1)	1,728 (-15%)	9mo	$40,000	$23	27

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: —
• Equity multiple: 8.88×
• Total profit: $286,975
• Equity at exit: $19,383

10-year hold

• IRR: —
• Equity multiple: 18.77×
• Total profit: $646,786
• Equity at exit: $11,240

Cash invested: $36,400 (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: 143
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $7,213 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$127 /mo · $1,527/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,515
• Net cashflow: $4,835

Break-even live

Break-even rent $1,093

Max offer price $130,000

Occupancy floor 28%

Sensitivity live

Price	-10% $4,909	-5% $4,872	+0% $4,835	+5% $4,798	+10% $4,762
Rent	-10% $4,265	-5% $4,550	+0% $4,835	+5% $5,120	+10% $5,405
Rate	-1.0pp $4,901	-0.5pp $4,868	base $4,835	+0.5pp $4,801	+1.0pp $4,767

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	1	—	$7,216
Total (8 units)			$7,213

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-20
   status Pending
2. 2026-04-12
   price $130,000
3. 2026-04-07
   price $134,500
4. 2026-03-19
   listed $139,500 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: $1,527 · $127/mo
• Projected year-2 tax: $1,862 · $155/mo
• Expected delta: +$335/yr (+$28/mo · 22.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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: $86,556
• − Mortgage interest: −$7,282
• − Property taxes: −$1,527
• − Insurance: −$650
• − Repairs & maintenance: −$6,924
• − Management: −$6,924
• − Depreciation: −$3,782
• Taxable income: $59,467
• Est. tax owed @ 24.0%: −$14,272
• After-tax cash flow: $43,750/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

-6.8% since first listed

4 events — show timeline

• 2026-04-20 Pending — UNYREIS
• 2026-04-12 Price Changed $130,000 UNYREIS
• 2026-04-07 Price Changed $134,500 UNYREIS
• 2026-03-19 Listed $139,500 UNYREIS

Property tax history

+0.1%/yr

Latest (2025): $1,527 · -38.9% YoY. Source: county tax records.