Updated 2026 · Based on median market data for Olean, NY
Olean sits in the Northeast with a population of 50,000 declining at 0% annually. The median home costs $155,000 while rents average $1,240/mo, producing an estimated cap rate of 6.49%. This puts Olean in the upper tier of investable US markets.
Olean is ideal for cash flow investors, BRRRR practitioners, and anyone building a portfolio of affordable, income-producing rentals. The low price point ($155,000) means you can get started with a $31,000 down payment, and the 6.49% cap rate should produce positive cash flow even with conservative financing.
Target properties priced 15-25% below the $155,000 median — around $124,000 or less. At this price point with $1,240/mo rents, your cap rate improves to roughly 8.7%. Factor in 1.71% property taxes ($2,651/yr), budget 5% of gross rent for maintenance, and underwrite to a 6.3% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,145.
Property taxes at 1.71% are notably high — this is a significant drag on NOI that some investors underestimate. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Olean property using our cap rate calculator (pre-filled with Olean data). Compare Olean against similar markets in the Northeast region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Olean vs New York state average and national average across key investment metrics. Olean outperforms both benchmarks on cap rate.