168 S Brooklyn Ave · Wellsville, NY 14895

$169,900

4 bd · 3.0 ba · 2,666 sqft · MultiFamily public records · 11 Days on market

Built 1928 1.00 ac lot

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Why this score? — see what drove the A- 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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 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

INVESTORS TAKE NOTICE, two story, two family house with to bedrooms down and two up. Downstairs apt. with two full baths, one bath up. House in need of some TLC. Also features two car garage and a very large yard. Could also be turned into single family home.

Key facts

• Updated duplex
• Private balcony
• 1 acre lot

Tags

• UPDATED DUPLEX
• 1 ACRE LOT
• NEW ROOF
• ENERGY EFFICIENT WINDOWS
• DETACHED GARAGE
• PRIVATE BALCONY

Property features AI

Finance

• Financial info: Property contains 2 total units with separate gas and electric meters for each unit; Operating expenses include insurance and maintenance; Unit 1 current rent $950 (month-to-month lease expiring July 1, 2026); Unit 2 current rent $1,000

Exterior

• Parking: Garage with 1 garage space; Additional parking with two or more spaces and garage door opener
• Utilities: Cable available; High-speed internet available; Public water connected; Sewer connected; Tenant pays all utilities
• Home design: Two-story multi-family residence; Residential two-unit zoning
• Construction: Vinyl siding; Copper plumbing; Metal roof; Stone and slab foundation; Existing (previously built)
• Exterior features: Balcony; Porches (each unit includes a porch); Rectangular residential lot with city street frontage

Interior

• Kitchen: Unit 1: Oven/Range and Refrigerator; eat-in kitchen and formal dining room; Unit 2: Oven/Range, Refrigerator, Microwave; eat-in kitchen and dining area with kitchen
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: One unit has 1 full bathroom; One unit has 1 full bathroom plus 1 half bathroom; Total on property: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Gas heating with wall furnace; Window air conditioning units
• Interior features: Accessible bedroom and accessible kitchen; Low-threshold shower; Accessible approach with ramp and accessible doors; Bedroom on main level; Programmable thermostat; Partial basement
• Laundry & utility: Unit 2 includes Washer and Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Cap rate 13.3% vs local median 6.6% in Wellsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $20k; list at $170k implies a 771% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.19%
• DSCR: 2.12
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 43.3%
• Equity multiple: 4.28×
• Total profit: $156,249
• Equity at exit: $153,059

10-year hold

• IRR: 37.4%
• Equity multiple: 9.63×
• Total profit: $410,344
• Equity at exit: $330,078

Cash invested: $47,572 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$331 /mo · $3,968/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $999

Break-even live

Break-even rent $1,636

Max offer price $169,900

Occupancy floor 61%

Sensitivity live

Price	-10% $1,095	-5% $1,047	+0% $999	+5% $950	+10% $902
Rent	-10% $769	-5% $884	+0% $999	+5% $1,113	+10% $1,228
Rate	-1.0pp $1,084	-0.5pp $1,042	base $999	+0.5pp $955	+1.0pp $910

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,900
Total (2 units)			$2,900

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $169,900 Active 11 DOM
2. 2026-06-18
   days on market $169,900 Active 9 DOM
3. 2026-06-18
   price $169,900 Active 8 DOM
4. 2026-06-17
   days on market $173,900 Active 8 DOM
5. 2026-06-16
   days on market $173,900 Active 7 DOM
6. 2026-06-15
   days on market $173,900 Active 6 DOM
7. 2026-06-13
   days on market $173,900 Active 4 DOM
8. 2026-06-12
   days on market $173,900 Active 3 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $173,900 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,968 · $331/mo
• Projected year-2 tax: $3,968 · $331/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 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: $34,800
• − Mortgage interest: −$9,517
• − Property taxes: −$3,968
• − Insurance: −$850
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$4,943
• Taxable income: $9,955
• Est. tax owed @ 24.0%: −$2,389
• After-tax cash flow: $9,594/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

+769.5% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $173,900 WNYREIS
• 2026-06-09 Listed $169,900 WNYREIS
• 2014-12-08 Sold (Public Records) $19,500 Public Records
• 2012-04-12 Sold (MLS) $13,500 WNYREIS
• 2011-07-28 Listed $20,000 WNYREIS
• 2006-11-21 Sold (Public Records) $20,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,968 · +163.1% YoY. Source: county tax records.