7334 Campus Hts · Houghton, NY 14744

$124,900

8 bd · 2.0 ba · 1,849 sqft · SingleFamily · 13 Days on market

Built 1944 Fair condition 436 sqft lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.1/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Perched on a hillside overlooking the Houghton University campus, this charming Queen Anne-style home is filled with character, history, and opportunity. Featuring beautiful wood floors, original woodwork, and timeless architectural details, the home offers three usable levels of living space and an impressive 12 rooms, providing flexibility for a variety of lifestyles. The inviting front porch is the perfect spot to enjoy your morning coffee while taking in views of the campus and the surrounding countryside. Inside, you'll find spacious rooms and the classic charm that makes older homes so special. Formerly used as student housing and most recently as office space, the property is ready f

Key facts

• Picturesque setting
• Front porch
• Twelve rooms

Tags

• FRONT PORCH
• THREE USABLE LEVELS
• TWELVE ROOMS
• HISTORIC CHARACTER
• PICTURESQUE SETTING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 3 stories; Existing construction
• Construction: Brick construction; Asphalt roof; Block foundation
• Exterior features: Dirt driveway; Gravel driveway; Open porch

Interior

• Kitchen: Electric cooktop
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Tile; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Radiator heating
• Interior features: Den; Separate/formal living room; Home office; Other features (see remarks); Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 8-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 67/100 on livability (#590 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Fillmore Central School District (rural): math 52% / reading 53% proficiency, ranked #359 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 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 $1k of equity ($864 loan paydown + $154 appreciation (0.1% 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 (0.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.15% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.42×
• Total profit: $14,590
• Equity at exit: $37,040

10-year hold

• IRR: 13.5%
• Equity multiple: 2.50×
• Total profit: $52,533
• Equity at exit: $45,146

Cash invested: $34,972 (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 14744

• Home prices YoY: 0.1%
• Active inventory: 6
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $275

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $124,900 Active 13 DOM
2. 2026-06-17
   days on market $124,900 Active 12 DOM
3. 2026-06-16
   days on market $124,900 Active 11 DOM
4. 2026-06-15
   days on market $124,900 Active 10 DOM
5. 2026-06-13
   days on market $124,900 Active 8 DOM
6. 2026-06-12
   days on market $124,900 Active 7 DOM
7. 2026-06-09
   days on market $124,900 Active 4 DOM
8. 2026-06-08
   days on market $124,900 Active 3 DOM
9. 2026-06-07
   days on market $124,900 Active 2 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $124,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $17,284
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$3,633
• Taxable income: $1,391
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,963/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

Fair 45/100 Moderate rehab

This Queen Anne-style home requires significant repairs and updates to its exterior, interior, and landscaping to improve its condition and increase its value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major exterior siding — Severe peeling and discoloration indicate extensive damage.
• Major interior walls — Significant peeling and discoloration suggest major damage and need for repainting.
• Major landscaping — Overgrown and in need of trimming and maintenance to improve curb appeal.

Value-add opportunities

• Both painting — Repainting the exterior and interior will improve the home's appearance and increase its value.
• Both landscaping — Trimming and maintaining the landscaping will improve the home's curb appeal and increase its value.
• Both roof repair — Repairing the roof will address a major issue and prevent further damage, increasing the home's value.
• Both HVAC upgrade — Upgrading the HVAC system will improve comfort and energy efficiency, increasing the home's value.
• Both interior updates — Updating the interior with new flooring, paint, and fixtures will improve the home's appearance and increase its value.
• Both exterior updates — Updating the exterior with new siding, paint, and landscaping will improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
exterior siding · Severe peeling and discoloration indicate extensive damage.	Major	$15,000–50,000
interior walls · Significant peeling and discoloration suggest major damage and need for repainting.	Major	$15,000–50,000
landscaping · Overgrown and in need of trimming and maintenance to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both painting — Repainting the exterior and interior will improve the home's appearance and increase its value. ↑
• Both landscaping — Trimming and maintaining the landscaping will improve the home's curb appeal and increase its value. ↑
• Both roof repair — Repairing the roof will address a major issue and prevent further damage, increasing the home's value. ↑
• Both HVAC upgrade — Upgrading the HVAC system will improve comfort and energy efficiency, increasing the home's value. ↑
• Both interior updates — Updating the interior with new flooring, paint, and fixtures will improve the home's appearance and increase its value. ↑
• Both exterior updates — Updating the exterior with new siding, paint, and landscaping will improve the home's curb appeal and increase its 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: Fillmore Central School District
• NCES district ID: 3611070
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $41,114
• Composite: 44.01/100
• National rank: #2889
• State rank: #359 of 590 in NY

Livability — Houghton

• Score: 67/100
• State rank: #590
• US rank: #10687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houghton, NY
• Population (ZIP): 2,186

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 (91%)
• Race & ethnicity: White 91% Black 3% Two or more races 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Portuguese 2% Italian 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Indo-European 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: ▲ 0.12%
• Current HPI: 238.7333
• 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

1 event — show timeline

• 2026-06-05 Listed $124,900 WNYREIS