4 Trianna St · Belmont, NY 14813

$100,000

3 bd · 2.5 ba · 2,968 sqft · MultiFamily public records · 148 Days on market

Built 1900 0.30 ac lot $34/sqft · 40% below area Est $167k · 40% 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
• 1% rule +7.9/10.0
• DSCR +7.6/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

An Old House Waiting to be loved again. This house stands quietly on the edge of town. Time has weathered its surfaces and softened it edge, but it has not diminished it dignity. this old-style house was built for permanence solid craftmanship. As you walk in your greeted with high ceilings and very spacious large rooms with hardwoods french doors and a gas fireplace complete with a luxurious wood mantel that creates a fresh modern focal point on the first floor. This house has a full first floor bathroom with a possible first floor bedroom for complete ranch style living on the first floor if one chooses. Upstairs we have a large hallway foyer with a full Bath and two full bedrooms and a possible 3rd bedroom that is off the second bedroom upstairs.

Key facts

• Wood mantel
• Hardwoods
• French doors

Tags

• HIGH CEILINGS
• HARDWOODS
• FRENCH DOORS
• GAS FIREPLACE
• WOOD MANTEL
• FULL FIRST FLOOR BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily 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: $88k (12.0% 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 148 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $100k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 6.5

CMA / ARV

• ARV (median comp): $166,749
• List price: $100,000
• Delta: -40.03%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.7%
• Equity multiple: 2.63×
• Total profit: $45,534
• Equity at exit: $67,789

10-year hold

• IRR: 22.1%
• Equity multiple: 5.42×
• Total profit: $123,809
• Equity at exit: $127,426

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: 6.5×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$267 /mo · $3,203/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $187

Break-even live

Break-even rent $1,054

Max offer price $100,000

Occupancy floor 80%

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 17 events

1. 2026-06-18
   days on market $100,000 Active 148 DOM
2. 2026-06-17
   days on market $100,000 Active 147 DOM
3. 2026-06-16
   days on market $100,000 Active 146 DOM
4. 2026-06-15
   days on market $100,000 Active 145 DOM
5. 2026-06-13
   days on market $100,000 Active 143 DOM
6. 2026-06-12
   days on market $100,000 Active 142 DOM
7. 2026-06-09
   days on market $100,000 Active 139 DOM
8. 2026-06-08
   days on market $100,000 Active 138 DOM
9. 2026-06-07
   days on market $100,000 Active 137 DOM
10. 2026-06-05
    days on market $100,000 Active 135 DOM
11. 2026-06-04
    days on market $100,000 Active 133 DOM
12. 2026-06-02
    days on market $100,000 Active 132 DOM
13. 2026-06-01
    days on market $100,000 Active 131 DOM
14. 2026-05-31
    days on market $100,000 Active 130 DOM
15. 2026-01-20
    listed $100,000 Active 762-char remark

    Show marketing remark (762 chars)

    An Old House Waiting to be loved again. This house stands quietly on the edge of town. Time has weathered its surfaces and softened it edge, but it has not diminished it dignity. this old-style house was built for permanence solid craftmanship. As you walk in your greeted with high ceilings and very spacious large rooms with hardwoods french doors and a gas fireplace complete with a luxurious wood mantel that creates a fresh modern focal point on the first floor. This house has a full first floor bathroom with a possible first floor bedroom for complete ranch style living on the first floor if one chooses. Upstairs we have a large hallway foyer with a full Bath and two full bedrooms and a possible 3rd bedroom that is off the second bedroom upstairs.

16. 2025-11-18
    soldstatus $35,300
17. 2011-12-05
    soldstatus $42,900

ⓘ 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: $3,203 · $267/mo
• Projected year-2 tax: $3,203 · $267/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 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: $15,497
• − Mortgage interest: −$5,602
• − Property taxes: −$3,203
• − Insurance: −$500
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,909
• Taxable income: $804
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,054/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

+133.1% since first listed

3 events — show timeline

• 2026-01-20 Listed $100,000 UNYREIS
• 2025-11-18 Sold (Public Records) $35,300 Public Records
• 2011-12-05 Sold (Public Records) $42,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,203 · +0.6% YoY. Source: county tax records.