3458 Ray Hill Rd · Andover, NY 14806

$60,000

6 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 62 Days on market

Built 2015 3.60 ac lot

---

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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to wide-open space and endless possibility at 3458 Ray Hill Rd. Set on a beautiful, clear, and level 3.6-acre parcel in Andover, this spacious 6-bedroom, 1-bath ranch offers approximately 1,800 square feet of living space and the rare opportunity to enjoy true country living with room to grow, create, and unwind. Surrounded by peaceful rural scenery, the property provides the privacy and open landscape so many buyers are searching for while being conveniently located between Wellsville and Andover. Built in 2015, the home offers a solid foundation for your vision, whether you update over time, or fully reimagine the space. Inside, you’ll find multiple living areas including a living room, dining room, and family room. The six-bedroom layout provides exceptional versatility for larger households, guest accommodations, or creative use of space. The home includes kitchen appliances, making it functional from day one. Outside, the detached garage adds convenience and storage, while the acreage opens the door to countless possibilities—gardening, recreation, hobby farming, or simply enjoying the freedom and privacy of your own land. Whether you’re an investor looking for your next project, a renovator ready to add value, or a buyer dreaming of a quiet country retreat, this property delivers space, setting, and potential in one unique package. Opportunities like this—with acreage, privacy, and flexibility—don’t come along often. Bring your vision and make it your own. Open House Saturday 5/9 11am to 1pm. All are welcome.

Key facts

• True country living
• Room to grow
• 3.6 acre parcel

Tags

• 3.6 ACRE PARCEL
• DETACHED GARAGE
• MULTIPLE LIVING AREAS
• PEACEFUL RURAL SCENERY
• ROOM TO GROW
• TRUE COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/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: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#676 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment C-, health & safety D.
• Andover Central School District (rural): math 45% / reading 30% proficiency, ranked #667 of 755 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 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 ($415 loan paydown + $3k appreciation (5.1% 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 (5.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.27% ✓
• Cap rate: 19.49%
• Cash-on-cash: 47.13%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.1%
• Equity multiple: 4.35×
• Total profit: $56,241
• Equity at exit: $34,394

10-year hold

• IRR: 52.7%
• Equity multiple: 8.95×
• Total profit: $133,567
• Equity at exit: $59,686

Cash invested: $16,800 (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 14806

• Home prices YoY: 2.0%
• Active inventory: 15
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $660

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 46%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $60,000 Active 62 DOM
2. 2026-06-17
   days on market $60,000 Active 61 DOM
3. 2026-06-16
   days on market $60,000 Active 60 DOM
4. 2026-06-15
   days on market $60,000 Active 59 DOM
5. 2026-06-13
   days on market $60,000 Active 57 DOM
6. 2026-06-12
   days on market $60,000 Active 56 DOM
7. 2026-06-09
   days on market $60,000 Active 53 DOM
8. 2026-06-08
   days on market $60,000 Active 52 DOM
9. 2026-06-07
   days on market $60,000 Active 51 DOM
10. 2026-06-05
    days on market $60,000 Active 49 DOM
11. 2026-06-04
    days on market $60,000 Active 47 DOM
12. 2026-06-02
    days on market $60,000 Active 46 DOM
13. 2026-06-01
    days on market $60,000 Active 45 DOM
14. 2026-05-31
    days on market $60,000 Active 44 DOM
15. 2026-04-27
    price $60,000 1583-char remark

    Show marketing remark (1583 chars)

    Escape to wide-open space and endless possibility at 3458 Ray Hill Rd. Set on a beautiful, clear, and level 3.6-acre parcel in Andover, this spacious 6-bedroom, 1-bath ranch offers approximately 1,800 square feet of living space and the rare opportunity to enjoy true country living with room to grow, create, and unwind. Surrounded by peaceful rural scenery, the property provides the privacy and open landscape so many buyers are searching for while being conveniently located between Wellsville and Andover. Built in 2015, the home offers a solid foundation for your vision, whether you update over time, or fully reimagine the space. Inside, you’ll find multiple living areas including a living room, dining room, and family room. The six-bedroom layout provides exceptional versatility for larger households, guest accommodations, or creative use of space. The home includes kitchen appliances, making it functional from day one. Outside, the detached garage adds convenience and storage, while the acreage opens the door to countless possibilities—gardening, recreation, hobby farming, or simply enjoying the freedom and privacy of your own land. Whether you’re an investor looking for your next project, a renovator ready to add value, or a buyer dreaming of a quiet country retreat, this property delivers space, setting, and potential in one unique package. Opportunities like this—with acreage, privacy, and flexibility—don’t come along often. Bring your vision and make it your own. Open House Saturday 5/9 11am to 1pm. All are welcome.

16. 2026-04-17
    listed $90,000 Active 1583-char remark

    Show marketing remark (1583 chars)

    Escape to wide-open space and endless possibility at 3458 Ray Hill Rd. Set on a beautiful, clear, and level 3.6-acre parcel in Andover, this spacious 6-bedroom, 1-bath ranch offers approximately 1,800 square feet of living space and the rare opportunity to enjoy true country living with room to grow, create, and unwind. Surrounded by peaceful rural scenery, the property provides the privacy and open landscape so many buyers are searching for while being conveniently located between Wellsville and Andover. Built in 2015, the home offers a solid foundation for your vision, whether you update over time, or fully reimagine the space. Inside, you’ll find multiple living areas including a living room, dining room, and family room. The six-bedroom layout provides exceptional versatility for larger households, guest accommodations, or creative use of space. The home includes kitchen appliances, making it functional from day one. Outside, the detached garage adds convenience and storage, while the acreage opens the door to countless possibilities—gardening, recreation, hobby farming, or simply enjoying the freedom and privacy of your own land. Whether you’re an investor looking for your next project, a renovator ready to add value, or a buyer dreaming of a quiet country retreat, this property delivers space, setting, and potential in one unique package. Opportunities like this—with acreage, privacy, and flexibility—don’t come along often. Bring your vision and make it your own. Open House Saturday 5/9 11am to 1pm. All are welcome.

17. 2025-09-22
    listed $180,000 Active 646-char remark

    Show marketing remark (646 chars)

    Opportunity knocks! Don’t miss this affordable residential house and land located at 3458 Ray Hill Road in the heart of Allegany, NY 14806. ?? Zoned Residential – Ideal for investors, flippers and developers ?? 1800 sq. ft; 3.6 acres (approx. ) – Clear, level, and ready for habitation ?? Utilities nearby – Sewer, water, and electric access available ?? Convenient location – Close to highways, parks, schools, restaurants and attractions This residential property is the perfect investment opportunity for contractors, flippers, or anyone looking to create their dream home. ?? Asking Price: $ 180,000 (negotiable)

18. 2015-02-04
    historical
19. 2015-02-03
    soldstatus $165,000
20. 2015-01-30
    soldstatus $165,000
21. 2014-05-16
    listed $199,000
22. 2014-05-16
    listed $29,500
23. 2013-12-18
    listed $269,900
24. 2013-06-27
    listed $269,900

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $16,321
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$1,745
• Taxable income: $7,403
• Est. tax owed @ 24.0%: −$1,777
• After-tax cash flow: $6,141/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: Andover Central School District
• NCES district ID: 3603030
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $48,098
• Composite: 34.8/100
• National rank: #10022
• State rank: #667 of 755 in NY

Livability — Andover

• Score: 65/100
• State rank: #676
• US rank: #12685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,131
• Population (ZIP): 2,131

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 0% · China
• Languages at home: 99% English-only · Spanish 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: ▲ 5.11%
• Current HPI: 257.4957
• 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

-77.8% since first listed

10 events — show timeline

• 2026-04-27 Price Changed $60,000 WNYREIS
• 2026-04-17 Listed $90,000 WNYREIS
• 2025-09-22 Listed $180,000 Fizber.com
• 2015-02-04 Listing Removed — WNYREIS
• 2015-02-03 Sold (Public Records) $165,000 Public Records
• 2015-01-30 Sold (MLS) $165,000 WNYREIS
• 2014-05-16 Listed $29,500 WNYREIS
• 2014-05-16 Listed $199,000 WNYREIS
• 2013-12-18 Listed $269,900 WNYREIS
• 2013-06-27 Listed $269,900 WNYREIS

Property tax history

+8.8%/yr

Latest (2025): $4,505 · -0.4% YoY. Source: county tax records.