9 Colwell St · Portville, NY 14770

$65,000

3 bd · 1.5 ba · 1,496 sqft · SingleFamily public records · 13 Days on market

Built 1920 4,059 sqft lot $43/sqft · 53% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in the Village of Portville, this 3-bedroom, 1-full-bath home offers approximately 1,496 square feet of living space with a functional layout and added potential. The first floor features an eat-in kitchen, office, dining room, living room, and laundry room with space that could be finished into a half bath. Upstairs you will find three bedrooms and a full bathroom, including one bedroom with a vaulted ceiling and generous closet area. Many windows have been updated, adding to the home's appeal. Outside, the property includes an 18' x 24' two-car garage/shop/storage building, providing excellent space for vehicles, hobbies, or extra storage. Conveniently located near village ameniti

Key facts

• Laundry room
• Vaulted ceiling
• Updated windows

Tags

• EAT-IN KITCHEN
• LAUNDRY ROOM
• TWO-CAR GARAGE
• VAULTED CEILING
• UPDATED WINDOWS
• VILLAGE AMENITIES

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water (connected); Sewer connected
• Home design: 2 stories; Existing/resale property
• Construction: Composite siding; Block foundation
• Exterior features: Blacktop driveway; City street frontage; Rectangular residential lot (approx. 41 x 99)

Interior

• Kitchen: Eat-in kitchen; Appliances negotiable
• Bedrooms: Convertible bedroom (room level not specified)
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Forced air
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Home office; Convertible bedroom; Partial basement
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 62/100 on livability (#877 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: employment D, health & safety D, crime F.
• Portville Central School District (rural): math 63% / reading 65% proficiency, ranked #190 of 590 in NY (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($449 loan paydown + $5k appreciation (7.7% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $65k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. 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.
7. 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.
8. 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: 1.83% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.82%
• DSCR: 2.10
• GRM: 4.5

CMA / ARV

• ARV (median comp): $138,868
• List price: $65,000
• Delta: -53.19%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Colwell St	0.01mi	3/1.0	1,272 (-15%)	19mo	$60,000	$47	57
12 Brooklyn St	0.23mi	3/2.0	1,697 (+13%)	11mo	$115,000	$68	56
16 Goss Ave	0.66mi	3/1.0	1,450 (-3%)	8mo	$137,000	$94	55
32 Temple St	0.20mi	3/1.5	1,685 (+13%)	21mo	$148,294	$88	52
104 S Main St	0.40mi	2/1.0 (-1)	1,300 (-13%)	8mo	$155,000	$119	46

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

Projected returns pro-forma

7.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 3.72×
• Total profit: $49,528
• Equity at exit: $47,986

10-year hold

• IRR: 35.2%
• Equity multiple: 7.93×
• Total profit: $126,045
• Equity at exit: $93,949

Cash invested: $18,200 (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 14770

• Home prices YoY: 2.9%
• Active inventory: 25
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$197 /mo · $2,360/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $376

Break-even live

Break-even rent $715

Max offer price $65,000

Occupancy floor 63%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-11
   status Pending 762-char remark
2. 2026-05-04
   historical Active Under Contract 762-char remark
3. 2026-04-28
   listed $65,000 Active 762-char remark
4. 2018-01-16
   soldstatus $20,000
5. 2013-02-18
   listed $29,900

ⓘ 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: $2,360 · $197/mo
• Projected year-2 tax: $2,360 · $197/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 5/10 Major FEMA zone X (shaded) · 27% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $14,295
• − Mortgage interest: −$3,641
• − Property taxes: −$2,360
• − Insurance: −$325
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$1,891
• Taxable income: $3,790
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $3,608/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: Portville Central School District
• NCES district ID: 3623640
• Math proficiency: 63% ▲ 1.00%
• Reading proficiency: 65% ▲ 5.00%
• Median HH income: $52,207
• Composite: 54.6/100
• National rank: #1337
• State rank: #190 of 590 in NY

Livability — Portville

• Score: 62/100
• State rank: #877
• US rank: #17008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portville, NY
• Population (ZIP): 2,805

Population outlook (Cattaraugus County) Hauer SSP2

• Today (2025): 71,623 people
• By 2030: 67,751 · -5.4%
• By 2040: 59,488 · -16.9%
• By 2050: 51,601 · -28.0%
• By 2075: 35,025 · -51.1%
• By 2100: 21,243 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: Romanian 8% Slovak 4% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cattaraugus

• 2024 margin: Solid R (+32.8) · D 33.6% · R 66.4%
• 2008→2024 swing: -22.2pp toward R · 2008: -10.6pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.5 2016: R+34.4 2012: R+13.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.68%
• Current HPI: 276.8841
• 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

+117.4% since first listed

5 events — show timeline

• 2026-05-11 Pending — UNYREIS
• 2026-05-04 Contingent — UNYREIS
• 2026-04-28 Listed $65,000 UNYREIS
• 2018-01-16 Sold (Public Records) $20,000 Public Records
• 2013-02-18 Listed $29,900 WNYREIS

Property tax history

+1.5%/yr

Latest (2025): $2,360 · +5.3% YoY. Source: county tax records.