8992 Main St · Rushford, NY 14777

$59,900

4 bd · 1.0 ba · 1,742 sqft · SingleFamily public records · 7 Days on market

Built 1866 0.58 ac lot Est $47k · 27% over

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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 +5.3/10.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Large 1742 Sq Ft 4-bedroom Home with garage. Over 1/2 an acre of yard. 82 x 293 deep lot! Owners have lived there for many years. Time to make this one your home sweet home. Main Street close to everything.

Key facts

• 0.58 acre lot
• 2 garage spots
• Built 1866

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Cable available; Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Architectural shingle roof; Vinyl siding
• Construction: Stone foundation; Vinyl siding construction; Architectural shingle roof
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approx. 82 x 293 (0.58 acres)

Interior

• Kitchen: Eat-in kitchen; Appliances negotiable
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating; Oil heating; Baseboard heating; Forced air
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Natural woodwork; Bedroom on main level; Full basement
• Laundry & utility: Main level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 55/100 on livability (#1,140 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: employment D+, schools F, crime F.
• Cuba-Rushford Central School District (rural): math 44% / reading 61% proficiency, ranked #350 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $736 of equity ($414 loan paydown + $322 appreciation (0.5% local appreciation)).
• Allegany County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $14k; list at $60k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1866 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1866 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.17% ✓
• Cap rate: 18.32%
• Cash-on-cash: 42.95%
• DSCR: 2.91
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $47,034
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8959 Upper St	0.09mi	3/1.0 (-1)	1,571 (-10%)	1mo	$31,000	$20	74
8966 Lower St	0.17mi	3/2.0 (-1)	1,850 (+6%)	22mo	$50,000	$27	55

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

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.9%
• Equity multiple: 3.27×
• Total profit: $38,041
• Equity at exit: $19,022

10-year hold

• IRR: 47.2%
• Equity multiple: 6.49×
• Total profit: $92,104
• Equity at exit: $24,209

Cash invested: $16,772 (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 14777

• Home prices YoY: 0.2%
• Active inventory: 9
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $600

Break-even live

Break-even rent $543

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $634	-5% $617	+0% $600	+5% $583	+10% $566
Rent	-10% $497	-5% $549	+0% $600	+5% $652	+10% $703
Rate	-1.0pp $630	-0.5pp $616	base $600	+0.5pp $585	+1.0pp $569

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $59,900 Active 7 DOM
2. 2026-06-21
   days on market $59,900 Active 6 DOM
3. 2026-06-18
   days on market $59,900 Active 4 DOM
4. 2026-06-17
   days on market $59,900 Active 3 DOM
5. 2026-06-16
   days on market $59,900 Active 2 DOM
6. 2026-06-15
   remarks 206-char remark
7. 2026-06-15
   listed $59,900 Active 1 DOM

ⓘ 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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,633
• − Mortgage interest: −$3,355
• − Property taxes: −$1,077
• − Insurance: −$300
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$1,743
• Taxable income: $6,657
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $5,606/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: Cuba-Rushford Central School District
• NCES district ID: 3632010
• Math proficiency: 44% ▼ -18.00%
• Reading proficiency: 61% ▲ 5.00%
• Median HH income: $47,256
• Composite: 44.53/100
• National rank: #2792
• State rank: #350 of 590 in NY

Livability — Rushford

• Score: 55/100
• State rank: #1140
• US rank: #23622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rushford, NY
• Population (ZIP): 531

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 45,362 people
• By 2030: 43,078 · -5.0%
• By 2040: 38,031 · -16.2%
• By 2050: 33,634 · -25.9%
• By 2075: 25,285 · -44.3%
• By 2100: 18,902 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Asian 3% Hispanic / Latino 3%
• Common ancestry: Slovak 7% Iranian 3% Romanian 3%
• Foreign-born: 3%
• Languages at home: 97% English-only · Tagalog/Filipino 3%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+43.2) · D 28.4% · R 71.6%
• 2008→2024 swing: -21.5pp toward R · 2008: -21.7pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+38.9 2016: R+42.3 2012: R+25.3 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.54%
• Current HPI: 288.83
• 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

+50.1% since first listed

6 events — show timeline

• 2026-06-14 Listed $59,900 CNYIS
• 2025-03-01 Listing Removed — WNYREIS
• 2024-11-29 Listed $59,900 WNYREIS
• 2016-02-18 Sold (Public Records) $14,000 Public Records
• 2013-01-21 Listed $33,900 WNYREIS
• 2011-06-01 Listed $39,900 WNYREIS

Property tax history

-2.4%/yr

Latest (2025): $1,077 · +8.5% YoY. Source: county tax records.