9272 Morrison Rd · Rushford, NY 14060

$69,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 70 Days on market

Built 1960 5.40 ac lot ↓ 22% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to the serenity of nature at this rustic gem nestled in Rushford, NY. Located at 9272 Morrison Rd. , this charming property boasts three cozy bedrooms and a single bathroom, making it an ideal retreat for those seeking tranquility. Set on an expansive 5.4-acre wooded lot, this home provides endless opportunities for outdoor exploration and relaxation. Delight in the exclusive features this property has to offer, such as a private driveway, ensuring peace and quiet. The private well and septic system guarantee a self-sufficient lifestyle. While the house does require some tender loving care and is being sold AS-IS, with some creative vision and effort, it has the potential to become your dream countryside haven. Don't miss out on the chance to transform this hidden gem into your personalized summer getaway, all for an enticing price of $69,900

Key facts

• 5.4 acre lot
• Built 1960
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

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: 5 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 $6k of equity ($483 loan paydown + $6k appreciation (8.4% 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 (8.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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: 1.49% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.30%
• DSCR: 1.77
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 3.48×
• Total profit: $48,559
• Equity at exit: $54,958

10-year hold

• IRR: 30.3%
• Equity multiple: 7.53×
• Total profit: $127,749
• Equity at exit: $110,907

Cash invested: $19,572 (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 14060

• Home prices YoY: 3.7%
• Active inventory: 5
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $282

Break-even live

Break-even rent $683

Max offer price $69,900

Occupancy floor 68%

Sensitivity live

Price	-10% $322	-5% $302	+0% $282	+5% $262	+10% $243
Rent	-10% $200	-5% $241	+0% $282	+5% $323	+10% $364
Rate	-1.0pp $317	-0.5pp $300	base $282	+0.5pp $264	+1.0pp $246

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $69,900 Pending 70 DOM
2. 2026-06-04
   days on market $69,900 Active 69 DOM
3. 2026-06-02
   days on market $69,900 Active 68 DOM
4. 2026-06-01
   days on market $69,900 Active 67 DOM
5. 2026-05-31
   days on market $69,900 Active 66 DOM
6. 2026-03-26
   listed $69,900 Active 861-char remark

   Show marketing remark (861 chars)

   Escape to the serenity of nature at this rustic gem nestled in Rushford, NY. Located at 9272 Morrison Rd. , this charming property boasts three cozy bedrooms and a single bathroom, making it an ideal retreat for those seeking tranquility. Set on an expansive 5.4-acre wooded lot, this home provides endless opportunities for outdoor exploration and relaxation. Delight in the exclusive features this property has to offer, such as a private driveway, ensuring peace and quiet. The private well and septic system guarantee a self-sufficient lifestyle. While the house does require some tender loving care and is being sold AS-IS, with some creative vision and effort, it has the potential to become your dream countryside haven. Don't miss out on the chance to transform this hidden gem into your personalized summer getaway, all for an enticing price of $69,900

7. 2025-08-15
   status Pending
8. 2025-08-11
   historical
9. 2025-02-27
   listed $65,900 Active
10. 2025-01-30
    historical
11. 2024-09-15
    price $79,900
12. 2024-07-08
    listed $89,900 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: $1,723 · $144/mo
• Projected year-2 tax: $1,723 · $144/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 1/10 Low 6 d/yr ≥89°F today · 14 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: $12,478
• − Mortgage interest: −$3,915
• − Property taxes: −$1,723
• − Insurance: −$350
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,033
• Taxable income: $2,460
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $2,796/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

• Population (ZIP): 346

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 (92%)
• Race & ethnicity: White 92% Two or more races 8%
• Common ancestry: Lithuanian 4% Romanian 3% Danish 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: ▲ 8.39%
• Current HPI: 236.5042
• 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

-22.2% since first listed

7 events — show timeline

• 2026-03-26 Listed $69,900 UNYREIS
• 2025-08-15 Pending — UNYREIS
• 2025-08-11 Listing Removed — UNYREIS
• 2025-02-27 Listed $65,900 UNYREIS
• 2025-01-30 Listing Removed — UNYREIS
• 2024-09-15 Price Changed $79,900 UNYREIS
• 2024-07-08 Listed $89,900 UNYREIS

Property tax history

+0.5%/yr

Latest (2025): $1,723 · +4.7% YoY. Source: county tax records.