7065 Pleasant Vly · Richburg, NY 14715

$59,900

3 bd · 2.0 ba · 1,472 sqft · Manufactured · 219 Days on market

Built 2000 Poor condition 3.20 ac lot ↓ 33% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Come and see this 3 BR, 2 Bath Manufactured house that with some TLC can be transformed into a cozy home. Situated on a newly paved County Road that offers school bus pickup for students. Located to nearby Bolivar-Richburg Elementary School and Richburg Post Office. 3 miles to Village of Bolivar, 11 miles to Wellsville and 21 miles to Olean. Lot location is overlooking scenic view of the valley. THIS PROPERTY IS NOW ACTIVE IN AN ONLINE AUCTION. ALL OFFERS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISTING PAGE AT WWW. AUCTION. COM. THIS SALE IS SUBJECT TO A 5% BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL AUCTION BIDS WILL BE PROCESSED SUBJECT TO SELLER APPROVAL(MINIMUMS MAY APPLY) Auction Dated : 04/26/2026 - 04/28/2026

Key facts

• School bus pickup
• Richburg post office
• 3.2 acre lot

Tags

• NEWLY PAVED COUNTY ROAD
• SCHOOL BUS PICKUP
• RICHBURG POST OFFICE
• SCENIC VIEW OF THE VALLEY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#994 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, health & safety D, schools D-.
• Bolivar-Richburg Central School District (rural): math 50% / reading 51% proficiency, ranked #395 of 590 in NY (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 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 $3k of equity ($414 loan paydown + $3k appreciation (4.4% 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 (4.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.98% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.51%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.69×
• Total profit: $45,165
• Equity at exit: $31,767

10-year hold

• IRR: 43.6%
• Equity multiple: 7.48×
• Total profit: $108,751
• Equity at exit: $53,104

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 14715

• Home prices YoY: 1.4%
• Active inventory: 20
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $524

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 51%

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 8 events

1. 2026-06-04
   statusdays on market $59,900 Pending 219 DOM
2. 2026-06-02
   days on market $59,900 Active 218 DOM
3. 2026-06-01
   days on market $59,900 Active 217 DOM
4. 2026-05-31
   days on market $59,900 Active 216 DOM
5. 2026-04-17
   price $59,900 765-char remark

   Show marketing remark (765 chars)

   Come and see this 3 BR, 2 Bath Manufactured house that with some TLC can be transformed into a cozy home. Situated on a newly paved County Road that offers school bus pickup for students. Located to nearby Bolivar-Richburg Elementary School and Richburg Post Office. 3 miles to Village of Bolivar, 11 miles to Wellsville and 21 miles to Olean. Lot location is overlooking scenic view of the valley. THIS PROPERTY IS NOW ACTIVE IN AN ONLINE AUCTION. ALL OFFERS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISTING PAGE AT WWW. AUCTION. COM. THIS SALE IS SUBJECT TO A 5% BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL AUCTION BIDS WILL BE PROCESSED SUBJECT TO SELLER APPROVAL(MINIMUMS MAY APPLY) Auction Dated : 04/26/2026 - 04/28/2026

6. 2026-02-02
   price $69,900 765-char remark

   Show marketing remark (765 chars)

   Come and see this 3 BR, 2 Bath Manufactured house that with some TLC can be transformed into a cozy home. Situated on a newly paved County Road that offers school bus pickup for students. Located to nearby Bolivar-Richburg Elementary School and Richburg Post Office. 3 miles to Village of Bolivar, 11 miles to Wellsville and 21 miles to Olean. Lot location is overlooking scenic view of the valley. THIS PROPERTY IS NOW ACTIVE IN AN ONLINE AUCTION. ALL OFFERS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISTING PAGE AT WWW. AUCTION. COM. THIS SALE IS SUBJECT TO A 5% BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL AUCTION BIDS WILL BE PROCESSED SUBJECT TO SELLER APPROVAL(MINIMUMS MAY APPLY) Auction Dated : 04/26/2026 - 04/28/2026

7. 2025-12-08
   price $79,900 765-char remark

   Show marketing remark (765 chars)

   Come and see this 3 BR, 2 Bath Manufactured house that with some TLC can be transformed into a cozy home. Situated on a newly paved County Road that offers school bus pickup for students. Located to nearby Bolivar-Richburg Elementary School and Richburg Post Office. 3 miles to Village of Bolivar, 11 miles to Wellsville and 21 miles to Olean. Lot location is overlooking scenic view of the valley. THIS PROPERTY IS NOW ACTIVE IN AN ONLINE AUCTION. ALL OFFERS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISTING PAGE AT WWW. AUCTION. COM. THIS SALE IS SUBJECT TO A 5% BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL AUCTION BIDS WILL BE PROCESSED SUBJECT TO SELLER APPROVAL(MINIMUMS MAY APPLY) Auction Dated : 04/26/2026 - 04/28/2026

8. 2025-10-27
   listed $89,900 Active 765-char remark

   Show marketing remark (765 chars)

   Come and see this 3 BR, 2 Bath Manufactured house that with some TLC can be transformed into a cozy home. Situated on a newly paved County Road that offers school bus pickup for students. Located to nearby Bolivar-Richburg Elementary School and Richburg Post Office. 3 miles to Village of Bolivar, 11 miles to Wellsville and 21 miles to Olean. Lot location is overlooking scenic view of the valley. THIS PROPERTY IS NOW ACTIVE IN AN ONLINE AUCTION. ALL OFFERS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISTING PAGE AT WWW. AUCTION. COM. THIS SALE IS SUBJECT TO A 5% BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL AUCTION BIDS WILL BE PROCESSED SUBJECT TO SELLER APPROVAL(MINIMUMS MAY APPLY) Auction Dated : 04/26/2026 - 04/28/2026

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°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: $14,251
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$1,743
• Taxable income: $5,675
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $4,929/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including exterior siding, landscaping, and structural work, to improve its condition and value.

Repairs flagged

• Major exterior siding — Severe weathering and wear.
• Major landscaping — Overgrown vegetation and unkempt lawn.
• Major roof — No visible roof in the satellite image, likely in poor condition based on context.
• Major interior walls and paint — No visible interior walls or paint, likely in poor condition based on context.
• Major HVAC and mechanical systems — No visible systems or appliances, likely in poor condition based on context.
• Major foundation and structure — No visible foundation or structure issues, but context suggests potential structural concerns based on the overall condition of the home.
• Major windows — No visible window conditions, but context suggests potential window issues based on the overall condition of the home.

Value-add opportunities

• Both exterior siding repair and repainting — Improves curb appeal and home value.
• Both landscaping and lawn maintenance — Enhances curb appeal and home value.
• Both roof repair or replacement — Critical to the home's structural integrity and overall value.
• Both interior painting and repairs — Enhances the home's interior and overall value.
• Both HVAC and mechanical system upgrades — Improves comfort and energy efficiency, enhancing both resale and rental value.
• Both foundation and structural repairs — Ensures the home's structural integrity and overall value.
• Both window repairs or replacements — Enhances the home's curb appeal and overall value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and wear.	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt lawn.	Major	$15,000–50,000
roof · No visible roof in the satellite image, likely in poor condition based on context.	Major	$15,000–50,000
interior walls and paint · No visible interior walls or paint, likely in poor condition based on context.	Major	$15,000–50,000
HVAC and mechanical systems · No visible systems or appliances, likely in poor condition based on context.	Major	$15,000–50,000
foundation and structure · No visible foundation or structure issues, but context suggests potential structural concerns based on the overall condition of the home.	Major	$15,000–50,000
windows · No visible window conditions, but context suggests potential window issues based on the overall condition of the home.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior siding repair and repainting — Improves curb appeal and home value. ↑
• Both landscaping and lawn maintenance — Enhances curb appeal and home value. ↑
• Both roof repair or replacement — Critical to the home's structural integrity and overall value. ↑
• Both interior painting and repairs — Enhances the home's interior and overall value. ↑
• Both HVAC and mechanical system upgrades — Improves comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both foundation and structural repairs — Ensures the home's structural integrity and overall value. ↑
• Both window repairs or replacements — Enhances the home's curb appeal and overall value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bolivar-Richburg Central School District
• NCES district ID: 3600012
• Math proficiency: 50% ▲ 9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $40,153
• Composite: 42.26/100
• National rank: #3277
• State rank: #395 of 590 in NY

Livability — Richburg

• Score: 60/100
• State rank: #994
• US rank: #19418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 322
• Population (ZIP): 2,374

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 0%

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: ▲ 4.40%
• Current HPI: 312.0332
• 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

-33.4% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $59,900 UNYREIS
• 2026-02-02 Price Changed $69,900 UNYREIS
• 2025-12-08 Price Changed $79,900 UNYREIS
• 2025-10-27 Listed $89,900 UNYREIS