3058 Hiltonville Rd · Angelica, NY 14822

$28,900

4 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 9 Days on market

Built 1972 1.00 ac lot ↓ 42% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This country home sits on an acre of land near thousands of acres of state land in Birdsall NY, Allegany County. The 1,536 sq ft one-story home offers a solid opportunity for a hunting camp, getaway property, or year-round residence with room for improvement. Located on a year-round maintained road, the setting gives you access to outdoor recreation within minutes of the property. Inside, the home features a large kitchen with newer cabinetry and enough space for a full dining table setup. A separate living room centers around a rock-lined chimney with a wood insert, along with a propane standalone heater for additional heat. The layout includes two bedrooms and a full bath. The property is

Key facts

• Acre of land
• Large kitchen
• Newer cabinetry

Tags

• ACRE OF LAND
• YEAR ROUND MAINTAINED ROAD
• LARGE KITCHEN
• NEWER CABINETRY
• ROCK LINED CHIMNEY
• PROPANE STANDALONE HEATER

Property features AI

Finance

• Other: 1-acre rectangular, rural lot (approx. 100 x 350)

Exterior

• Parking: No garage
• Security: No security details provided
• Utilities: Well water; Septic tank
• Home design: Single-story home; Existing (established) property
• Construction: Frame construction with vinyl siding; Metal roof; Slab foundation; Built previously (existing)
• Exterior features: Gravel driveway; Shed(s) / storage

Interior

• Kitchen: Gas cooktop; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Wood heating; Gravity heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Other interior features (see remarks); Fireplace (1)
• Laundry & utility: No laundry info provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $29k).

Location & tenants

• Location reads 61/100 on livability (#944 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, schools D-, crime F.
• Canaseraga Central School District (rural): math 60% / reading 45% proficiency, ranked #430 of 755 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 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 ($200 loan paydown + $3k appreciation (8.9% 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 (8.9% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

Recommended offer $28,900

Questions for the listing agent

1. Built in 1972 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 5.56% ✓
• Cap rate: 50.67%
• Cash-on-cash: 158.50%
• DSCR: 8.05
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.11×
• Total profit: $81,792
• Equity at exit: $23,859

10-year hold

• IRR: —
• Equity multiple: 24.11×
• Total profit: $186,969
• Equity at exit: $49,300

Cash invested: $8,092 (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 14822

• Home prices YoY: 3.6%
• Active inventory: 13
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $434/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $1,069

Break-even live

Break-even rent $253

Max offer price $28,900

Occupancy floor 28%

Sensitivity live

Price	-10% $1,089	-5% $1,079	+0% $1,069	+5% $1,059	+10% $1,049
Rent	-10% $942	-5% $1,005	+0% $1,069	+5% $1,132	+10% $1,196
Rate	-1.0pp $1,083	-0.5pp $1,076	base $1,069	+0.5pp $1,061	+1.0pp $1,054

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: $7,225
• Closing costs: $867
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $28,900 Active 9 DOM
2. 2026-06-18
   days on market $28,900 Active 7 DOM
3. 2026-06-17
   days on market $28,900 Active 6 DOM
4. 2026-06-16
   days on market $28,900 Active 5 DOM
5. 2026-06-15
   days on market $28,900 Active 4 DOM
6. 2026-06-13
   days on market $28,900 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $28,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°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: $19,269
• − Mortgage interest: −$1,619
• − Property taxes: −$434
• − Insurance: −$144
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$841
• Taxable income: $13,148
• Est. tax owed @ 24.0%: −$3,156
• After-tax cash flow: $9,670/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: Canaseraga Central School District
• NCES district ID: 3606360
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $42,247
• Composite: 46.07/100
• National rank: #5487
• State rank: #430 of 755 in NY

Livability — Angelica

• Score: 61/100
• State rank: #944
• US rank: #18364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 826

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 5% Iranian 4% Lithuanian 2%
• Foreign-born: 3%
• Languages at home: 97% 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: ▲ 8.95%
• Current HPI: 254.8905
• 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

-42.2% since first listed

7 events — show timeline

• 2026-06-11 Listed $28,900 CNYIS
• 2024-12-01 Listing Removed — UNYREIS
• 2024-07-01 Listed $45,000 UNYREIS
• 2024-06-29 Listing Removed — UNYREIS
• 2024-05-19 Price Changed $47,500 UNYREIS
• 2024-02-25 Relisted — UNYREIS
• 2023-11-29 Listed $50,000 UNYREIS

Property tax history

+10.3%/yr

Latest (2025): $1,950 · +9.8% YoY. Source: county tax records.