7259 Main St · Pike, NY 14066

$130,000

4 bd · 1.0 ba · 2,196 sqft · SingleFamily · 23 Days on market

Built 1900 Fair condition 1.32 ac lot Est $244k · 47% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Appreciation +5.4/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Looking for small-town living in an affordable home with the ability to put your touch on it? Look no further than 7259 Main Street in Pike! This lovely home in the Letchworth School District showcases its appeal with a garage, a small creek, and a yard made for your dreams. Nestled in the town of Pike near the Wyoming County Fair Grounds, the 4-bedroom 1 bath home has the space you have been looking for. This home is ready for its next chapter. Open houses: Saturday, May 30, and Sunday, May 31, from 11:00- 1:00.

Key facts

• Small creek
• 1.32 acre lot
• 2 garage spots

Tags

• SMALL CREEK
• YARD MADE FOR YOUR DREAMS
• LETCHWORTH SCHOOL DISTRICT

Property features AI

Finance

• Other: Lot is approximately 1.32 acres with irregular dimensions (132 x 249); Lot features include agricultural and residential use with city street/main thoroughfare frontage

Exterior

• Parking: Attached garage with electricity and garage door opener; Two garage spaces
• Utilities: Electricity connected with circuit breakers; Public water connected; Septic tank
• Home design: Two-story house; Existing (not new construction)
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Resale condition
• Exterior features: Enclosed porch; Open porch; Partial fencing; Gravel driveway; Barn(s) and outbuilding; Second garage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Main level bedroom; Three additional bedrooms on second level; One bedroom on first level (in addition to main-level bedroom listing — total bedrooms described across levels)
• Flooring: Carpet; Laminate; Varies by room
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Oil forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Combined living and dining area; Bedroom on main level; Full basement
• Laundry & utility: Main level laundry; Washer; Dryer; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,024 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Letchworth Central School District (rural): math 52% / reading 57% proficiency, ranked #318 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($899 loan paydown + $1k appreciation (0.8% local appreciation)).
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $243,756
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 N Water St	0.43mi	4/2.5	2,158 (-2%)	8mo	$240,000	$111	65
30 E Main St	0.45mi	3/2.0 (-1)	2,304 (+5%)	16mo	$165,000	$72	49

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

Projected returns pro-forma

0.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.31×
• Total profit: $11,178
• Equity at exit: $42,859

10-year hold

• IRR: 10.6%
• Equity multiple: 2.25×
• Total profit: $45,659
• Equity at exit: $55,797

Cash invested: $36,400 (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 14066

• Home prices YoY: 0.3%
• Active inventory: 6
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $159

Break-even live

Break-even rent $1,208

Max offer price $130,000

Occupancy floor 84%

Sensitivity live

Price	-10% $249	-5% $204	+0% $159	+5% $114	+10% $69
Rent	-10% $48	-5% $103	+0% $159	+5% $215	+10% $270
Rate	-1.0pp $224	-0.5pp $192	base $159	+0.5pp $125	+1.0pp $91

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $130,000 Active 23 DOM
2. 2026-06-18
   days on market $130,000 Active 21 DOM
3. 2026-06-17
   days on market $130,000 Active 20 DOM
4. 2026-06-16
   days on market $130,000 Active 19 DOM
5. 2026-06-15
   days on market $130,000 Active 18 DOM
6. 2026-06-13
   days on market $130,000 Active 16 DOM
7. 2026-06-12
   days on market $130,000 Active 15 DOM
8. 2026-06-09
   days on market $130,000 Active 12 DOM
9. 2026-06-08
   days on market $130,000 Active 11 DOM
10. 2026-06-07
    days on market $130,000 Active 10 DOM
11. 2026-06-05
    days on market $130,000 Active 8 DOM
12. 2026-06-04
    days on market $130,000 Active 6 DOM
13. 2026-06-02
    days on market $130,000 Active 5 DOM
14. 2026-06-01
    days on market $130,000 Active 4 DOM
15. 2026-05-31
    days on market $130,000 Active 3 DOM
16. 2026-05-28
    listed $130,000 Active

ⓘ 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°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: $16,904
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$1,316
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,782
• Taxable loss: −$131
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,938/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This single-family home in Pike, NY, requires moderate repairs and maintenance to improve its curb appeal and value. Fresh paint and a new roof are key updates that can significantly boost its resale and rental potential.

Repairs flagged

• Minor paint — Siding and exterior walls show some discoloration
• Minor roof — Aged appearance

Value-add opportunities

• Resale Paint exterior — Fresh paint can significantly improve curb appeal
• Resale Replace roof — A new roof can add years to the home's lifespan and improve its appearance
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · Siding and exterior walls show some discoloration	Minor	$500–3,000
roof · Aged appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can significantly improve curb appeal ↑
• Resale Replace roof — A new roof can add years to the home's lifespan and improve its appearance ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Letchworth Central School District
• NCES district ID: 3617130
• Math proficiency: 52% ▼ -6.00%
• Reading proficiency: 57% ▲ 14.00%
• Median HH income: $48,908
• Composite: 46.4/100
• National rank: #2457
• State rank: #318 of 590 in NY

Livability — Pike

• Score: 59/100
• State rank: #1024
• US rank: #19969

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pike, NY
• City population: 110
• Population (ZIP): 1,004

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Iranian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.77%
• Current HPI: 252.0504
• 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

1 event — show timeline

• 2026-05-28 Listed $130,000 WNYREIS