36 Witter Ave · Wellsville, NY 14895

$133,900

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 50 Days on market

Built 1930 7,405 sqft lot $103/sqft · 10% above area Est $122k · 10% over

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Why this score? — see what drove the C- 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 +16.2/30.0
• Appreciation +10.0/10.0
• 1% rule +5.8/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Remodeled home located on a dead end street in the Village. Enter this home from the covered front porch into the living room with an open staircase. This home has original hardwood flooring and trim. The main floor also includes a dining room, kitchen with appliances and an eat-at counter, a ½ bath/laundry room and a mud room that leads to the back deck with a view of the private back yard. Upstairs you will find 3 nice size bedrooms with closets and a full bath. There is a side door that leads to the blacktop driveway and 2 car garage. The full basement has a concrete floor and offers many options.

Key facts

• Covered front porch
• Large back deck
• Private backyard

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• GAS OVEN RANGE
• PRIVATE BACKYARD
• LARGE BACK DECK

Property features AI

Exterior

• Parking: Detached garage with electricity; 2 garage spaces
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Two-story home; Existing condition
• Construction: Wood siding; Architectural shingle roof; Poured foundation; Built as existing structure
• Exterior features: Blacktop driveway; Deck; Covered porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Total rooms: 8; Laundry room
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Natural woodwork
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $70 ($840/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#336 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, employment C-.
• Wellsville Central School District (town): math 42% / reading 53% proficiency, ranked #442 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($926 loan paydown + $13k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 50 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $83k; list at $134k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,883 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 7.7

CMA / ARV

• ARV (median comp): $121,832
• List price: $133,900
• Delta: 9.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Early St	0.18mi	4/1.0 (+1)	1,307 (+0%)	2mo	$135,000	$103	82
20 Grover St	0.41mi	3/1.0	1,320 (+2%)	3mo	$63,000	$48	74
12 Lunn Ct	0.25mi	3/1.5	1,296 (-0%)	17mo	$82,000	$63	73
70 Chestnut	0.56mi	3/1.5	1,344 (+3%)	3mo	$170,000	$126	66
32 Chestnut St	0.50mi	3/1.0	1,348 (+4%)	15mo	$15,000	$11	56
178 N Highland Ave	0.23mi	4/2.0 (+1)	1,364 (+5%)	22mo	$109,000	$80	56
1 Whitney Pl	0.43mi	3/1.0	1,142 (-12%)	4mo	$115,000	$101	54
205 N Highland Ave	0.28mi	3/1.0	1,490 (+15%)	14mo	$125,900	$84	49
80 Howard St	0.18mi	4/2.5 (+1)	1,460 (+12%)	21mo	$90,000	$62	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.07×
• Total profit: $77,498
• Equity at exit: $120,628

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $224,939
• Equity at exit: $260,138

Cash invested: $37,492 (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 14895

• Home prices YoY: 6.9%
• Active inventory: 55
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$702
• Tax from tax record: −$318 /mo · $3,810/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $70

Break-even live

Break-even rent $1,361

Max offer price $133,900

Occupancy floor 90%

Sensitivity live

Price	-10% $146	-5% $108	+0% $70	+5% $32	+10% $-6
Rent	-10% $-45	-5% $13	+0% $70	+5% $127	+10% $185
Rate	-1.0pp $137	-0.5pp $104	base $70	+0.5pp $35	+1.0pp $0

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Pine St Wellsville, NY	3.0	2.0	1000	$1,450	$1.45	44d	1	0.44mi

Listing history 23 events

1. 2026-06-21
   days on market $133,900 Active 50 DOM
2. 2026-06-18
   days on market $133,900 Active 48 DOM
3. 2026-06-17
   days on market $133,900 Active 47 DOM
4. 2026-06-17
   price $133,900 Active 46 DOM
5. 2026-06-16
   days on market $137,900 Active 46 DOM
6. 2026-06-15
   days on market $137,900 Active 45 DOM
7. 2026-06-13
   days on market $137,900 Active 43 DOM
8. 2026-06-12
   days on market $137,900 Active 42 DOM
9. 2026-06-09
   days on market $137,900 Active 39 DOM
10. 2026-06-08
    days on market $137,900 Active 38 DOM
11. 2026-06-07
    days on market $137,900 Active 37 DOM
12. 2026-06-05
    days on market $137,900 Active 35 DOM
13. 2026-06-04
    days on market $137,900 Active 33 DOM
14. 2026-06-02
    days on market $137,900 Active 32 DOM
15. 2026-06-01
    days on market $137,900 Active 31 DOM
16. 2026-05-31
    days on market $137,900 Active 30 DOM
17. 2026-05-01
    listed $137,900 Active 642-char remark
18. 2021-05-28
    soldstatus $83,000
19. 2021-05-25
    soldstatus $80,000 Closed Sale or Rented 614-char remark

    Show marketing remark (614 chars)

    Remodeled home located on a dead end street in the Village. Enter this home from the covered front porch into the living room with an open staircase. This home has original hardwood flooring and trim. The main floor also includes a dining room, kitchen with appliances and an eat-at counter, a ½ bath/laundry room and a mud room that leads to the back deck with a view of the private back yard. Upstairs you will find 3 nice size bedrooms with closets and a full bath. There is a side door that leads to the blacktop driveway and 2 car garage. The full basement has a concrete floor and offers many options.

20. 2021-04-21
    status Pending Sale 614-char remark

    Show marketing remark (614 chars)

    Remodeled home located on a dead end street in the Village. Enter this home from the covered front porch into the living room with an open staircase. This home has original hardwood flooring and trim. The main floor also includes a dining room, kitchen with appliances and an eat-at counter, a ½ bath/laundry room and a mud room that leads to the back deck with a view of the private back yard. Upstairs you will find 3 nice size bedrooms with closets and a full bath. There is a side door that leads to the blacktop driveway and 2 car garage. The full basement has a concrete floor and offers many options.

21. 2021-03-24
    status Under Contract- Do Not Show 614-char remark

    Show marketing remark (614 chars)

    Remodeled home located on a dead end street in the Village. Enter this home from the covered front porch into the living room with an open staircase. This home has original hardwood flooring and trim. The main floor also includes a dining room, kitchen with appliances and an eat-at counter, a ½ bath/laundry room and a mud room that leads to the back deck with a view of the private back yard. Upstairs you will find 3 nice size bedrooms with closets and a full bath. There is a side door that leads to the blacktop driveway and 2 car garage. The full basement has a concrete floor and offers many options.

22. 2021-01-20
    listed $82,900 Active 614-char remark

    Show marketing remark (614 chars)

    Remodeled home located on a dead end street in the Village. Enter this home from the covered front porch into the living room with an open staircase. This home has original hardwood flooring and trim. The main floor also includes a dining room, kitchen with appliances and an eat-at counter, a ½ bath/laundry room and a mud room that leads to the back deck with a view of the private back yard. Upstairs you will find 3 nice size bedrooms with closets and a full bath. There is a side door that leads to the blacktop driveway and 2 car garage. The full basement has a concrete floor and offers many options.

23. 2009-10-15
    soldstatus $35,000

ⓘ 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: $3,810 · $318/mo
• Projected year-2 tax: $3,810 · $318/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 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: $17,400
• − Mortgage interest: −$7,500
• − Property taxes: −$3,810
• − Insurance: −$670
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,895
• Taxable loss: −$1,260
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $1,142/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: Wellsville Central School District
• NCES district ID: 3630480
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 53% ▲ 6.00%
• Median HH income: $39,964
• Composite: 39.71/100
• National rank: #3903
• State rank: #442 of 590 in NY

Livability — Wellsville

• Score: 73/100
• State rank: #336
• US rank: #5669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellsville, NY
• Population (ZIP): 9,117

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 3% Italian 3% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

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: ▲ 18.16%
• Current HPI: 280.3569
• 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

+282.6% since first listed

8 events — show timeline

• 2026-06-16 Price Changed $133,900 UNYREIS
• 2026-05-01 Listed $137,900 UNYREIS
• 2021-05-28 Sold (Public Records) $83,000 Public Records
• 2021-05-25 Sold (MLS) $80,000 UNYREIS
• 2021-04-21 Pending — UNYREIS
• 2021-03-24 Pending — UNYREIS
• 2021-01-20 Listed $82,900 UNYREIS
• 2009-10-15 Sold (Public Records) $35,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,810 · +5.3% YoY. Source: county tax records.