22 South St · Belmont, NY 14813

$99,999

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 34 Days on market

Built 1952 0.38 ac lot Est $137k · 27% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• Appreciation +8.4/10.0
• DSCR +7.6/10.0
• 1% rule +7.0/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Beds 1 Bath - House 22 South St, Belmont, NY 14813-1037, United States FOR SALE BY OWNER NO RENT TO OWN BEING SOLD AS IS Bedrooms: 3 Bathrooms: 1 Square Feet: 1,504 sqft Lot Size: 16,552 sqft (estimated . 4 acres) Year Built: 1952 Charming & Affordable 3-Bedroom Home in Belmont Great opportunity to own a solid, well-sized home in the quiet village of Belmont. With over 1,500 square feet of living space and a large lot, this property offers plenty of room both inside and out—perfect for homeowners or investors alike. Key Features: 3 spacious bedrooms and 1 full bathroom 1,504 sqft of comfortable living space Hot water base board heating Public sewer and water Functional layout with plenty of natural light Large kitchen with ample cabinet space Generously sized living areas Classic character with potential to update or customize Outdoor Space: Sitting on a 16,552 sqft lot Plenty of room for outdoor entertaining, gardening, or expansion Ideal for pets, kids, or simply enjoying a quiet outdoor setting Location: Located in the peaceful community of Belmont, NY Quiet street with small-town charm Convenient access to local shops, schools, and amenities Additional Details: Built in 1952 with solid construction Metal roof installed in 2014 New hot water heater installed February 2026 Gas stove, fridge, and dishwasher new as of 2022 (included) Great starter home, rental property, or investment opportunity Priced to sell at $100,000 Contact: Joshua Feness [phone] J. [email protected] Reach out to schedule a showing or request more information

Key facts

• New hot water tank
• New appliances
• Spacious garage

Tags

• BRAND-NEW METAL ROOF
• NEW APPLIANCES
• NEW HOT WATER TANK
• SPACIOUS GARAGE
• UPPER-LEVEL STORAGE

Property features AI

Exterior

• Parking: Detached garage; Two-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story residence; Existing/Resale property; Wood siding
• Construction: Wood siding construction; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot (approximately 0.38 acres, 83 x 200); City street frontage

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heat
• Interior features: Separate/formal dining room; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#401 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Genesee Valley Central School District (rural): math 52% / reading 50% proficiency, ranked #453 of 755 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 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 $7k of equity ($691 loan paydown + $7k appreciation (6.8% 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 (6.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $48k; list at $100k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1952 — 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. 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: 1.20% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $136,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Willets Ave	0.25mi	3/2.0	1,530 (+2%)	11mo	$139,900	$91	72

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

Projected returns pro-forma

6.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.62×
• Total profit: $45,444
• Equity at exit: $67,789

10-year hold

• IRR: 22.0%
• Equity multiple: 5.41×
• Total profit: $123,484
• Equity at exit: $127,424

Cash invested: $28,000 (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 14813

• Home prices YoY: 2.6%
• Active inventory: 19
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $187

Break-even live

Break-even rent $960

Max offer price $99,999

Occupancy floor 79%

Sensitivity live

Price	-10% $243	-5% $215	+0% $187	+5% $158	+10% $130
Rent	-10% $92	-5% $139	+0% $187	+5% $234	+10% $281
Rate	-1.0pp $237	-0.5pp $212	base $187	+0.5pp $161	+1.0pp $134

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $99,999 Active 34 DOM
2. 2026-06-21
   days on market $99,999 Active 33 DOM
3. 2026-06-21
   days on market $99,999 Active 32 DOM
4. 2026-06-18
   days on market $99,999 Active 30 DOM
5. 2026-06-17
   days on market $99,999 Active 29 DOM
6. 2026-06-16
   days on market $99,999 Active 28 DOM
7. 2026-06-15
   days on market $99,999 Active 27 DOM
8. 2026-06-13
   days on market $99,999 Active 25 DOM
9. 2026-06-12
   days on market $99,999 Active 24 DOM
10. 2026-06-09
    days on market $99,999 Active 21 DOM
11. 2026-06-08
    days on market $99,999 Active 20 DOM
12. 2026-06-07
    days on market $99,999 Active 19 DOM
13. 2026-06-05
    days on market $99,999 Active 17 DOM
14. 2026-06-04
    days on market $99,999 Active 15 DOM
15. 2026-06-02
    pricedays on market $99,999 Active 14 DOM
16. 2026-06-01
    pricedays on marketlisting id $102,999 Active 13 DOM
17. 2026-05-31
    remarks 683-char remark
18. 2026-05-31
    pricedays on marketlisting id $104,000 Active 19 DOM
19. 2026-05-31
    days on market $102,999 Active 13 DOM
20. 2026-05-18
    listed $102,999 Active 773-char remark
21. 2026-05-13
    price $104,000 1603-char remark

    Show marketing remark (1603 chars)

    3 Beds 1 Bath - House 22 South St, Belmont, NY 14813-1037, United States FOR SALE BY OWNER NO RENT TO OWN BEING SOLD AS IS Bedrooms: 3 Bathrooms: 1 Square Feet: 1,504 sqft Lot Size: 16,552 sqft (estimated . 4 acres) Year Built: 1952 Charming & Affordable 3-Bedroom Home in Belmont Great opportunity to own a solid, well-sized home in the quiet village of Belmont. With over 1,500 square feet of living space and a large lot, this property offers plenty of room both inside and out—perfect for homeowners or investors alike. Key Features: 3 spacious bedrooms and 1 full bathroom 1,504 sqft of comfortable living space Hot water base board heating Public sewer and water Functional layout with plenty of natural light Large kitchen with ample cabinet space Generously sized living areas Classic character with potential to update or customize Outdoor Space: Sitting on a 16,552 sqft lot Plenty of room for outdoor entertaining, gardening, or expansion Ideal for pets, kids, or simply enjoying a quiet outdoor setting Location: Located in the peaceful community of Belmont, NY Quiet street with small-town charm Convenient access to local shops, schools, and amenities Additional Details: Built in 1952 with solid construction Metal roof installed in 2014 New hot water heater installed February 2026 Gas stove, fridge, and dishwasher new as of 2022 (included) Great starter home, rental property, or investment opportunity Priced to sell at $100,000 Contact: Joshua Feness [phone] J. [email protected] Reach out to schedule a showing or request more information

22. 2026-05-12
    listed $100,000 Active 1603-char remark

    Show marketing remark (1603 chars)

    3 Beds 1 Bath - House 22 South St, Belmont, NY 14813-1037, United States FOR SALE BY OWNER NO RENT TO OWN BEING SOLD AS IS Bedrooms: 3 Bathrooms: 1 Square Feet: 1,504 sqft Lot Size: 16,552 sqft (estimated . 4 acres) Year Built: 1952 Charming & Affordable 3-Bedroom Home in Belmont Great opportunity to own a solid, well-sized home in the quiet village of Belmont. With over 1,500 square feet of living space and a large lot, this property offers plenty of room both inside and out—perfect for homeowners or investors alike. Key Features: 3 spacious bedrooms and 1 full bathroom 1,504 sqft of comfortable living space Hot water base board heating Public sewer and water Functional layout with plenty of natural light Large kitchen with ample cabinet space Generously sized living areas Classic character with potential to update or customize Outdoor Space: Sitting on a 16,552 sqft lot Plenty of room for outdoor entertaining, gardening, or expansion Ideal for pets, kids, or simply enjoying a quiet outdoor setting Location: Located in the peaceful community of Belmont, NY Quiet street with small-town charm Convenient access to local shops, schools, and amenities Additional Details: Built in 1952 with solid construction Metal roof installed in 2014 New hot water heater installed February 2026 Gas stove, fridge, and dishwasher new as of 2022 (included) Great starter home, rental property, or investment opportunity Priced to sell at $100,000 Contact: Joshua Feness [phone] J. [email protected] Reach out to schedule a showing or request more information

23. 2006-06-28
    soldstatus $48,000
24. 2003-06-09
    soldstatus $83,000

ⓘ 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: $2,311 · $193/mo
• Projected year-2 tax: $2,311 · $193/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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥90°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: $14,358
• − Mortgage interest: −$5,601
• − Property taxes: −$2,311
• − Insurance: −$500
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,909
• Taxable income: $739
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,062/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: Genesee Valley Central School District
• NCES district ID: 3600017
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $43,704
• Composite: 45.0/100
• National rank: #5858
• State rank: #453 of 755 in NY

Livability — Belmont

• Score: 71/100
• State rank: #401
• US rank: #6959

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belmont, NY
• Population (ZIP): 2,465

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% Black 2%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 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: ▲ 6.77%
• Current HPI: 271.7193
• 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

+20.5% since first listed

9 events — show timeline

• 2026-06-02 Price Changed $99,999 UNYREIS
• 2026-06-01 Relisted — UNYREIS
• 2026-06-01 Listing Removed — UNYREIS
• 2026-06-01 Listing Removed — UNYREIS
• 2026-05-18 Listed $102,999 UNYREIS
• 2026-05-13 Price Changed $104,000 FSBO.com
• 2026-05-12 Listed $100,000 FSBO.com
• 2006-06-28 Sold (Public Records) $48,000 Public Records
• 2003-06-09 Sold (Public Records) $83,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,311 · +0.6% YoY. Source: county tax records.