83 High St · Angelica, NY 14709

$110,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 61 Days on market

Built 1920 1.00 ac lot $82/sqft · 41% above area Est $126k · 13% under

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Why this score? — see what drove the D+ 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).

• ARV discount +13.3/15.0
• Cash flow +8.2/30.0
• Appreciation +6.4/10.0
• 1% rule +6.2/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 2,184 sq ft home located in the Village of Angelica NY, Allegany County.   From the moment you step inside, you’ll appreciate the warmth of original hardwood floors, high ceilings, and an abundance of natural light streaming through the large windows. The spacious living room offers plenty of room to relax or entertain, complete with a cozy wood stove that adds supplemental warmth.   The adjoining family room and dining area feature a beautiful bay window perfect for enjoying your morning coffee while overlooking the peaceful frog pond and sunlit side yard.   A gas fireplace enhances the inviting atmosphere making this space ideal year-round. The bright, open kitchen provides generous counter space perfect for cooking and gathering.   The full bathroom has been tastefully remodeled and includes a modern walk-in shower for added convenience.   Just off the kitchen, a versatile bonus room offers endless possibilities, use it as a fourth bedroom, home office, laundry area, or pantry to suit your needs.   Upstairs, you’ll find three generously sized bedrooms ready for your personal touch. Step outside from the kitchen onto a large, covered porch, a serene spot to unwind while taking in the private, tree-lined surroundings.   Though located within the village and within walking distance to local amenities, the property offers a peaceful, park-like setting with a true country feel.   Adding to the property’s appeal is a large, two-story barn with incredible potential and is ideal for storage, parking, workshop space, or even a creative studio or yoga retreat.   The property also features a covered gazebo, an ideal place to sit back, relax, and enjoy warm summer days.   The lot size is approximately 1 acre. Conveniently located just 20 minutes from Alfred State College, Alfred University, and Houghton College, and situated within the Genesee Valley School District, this home offers both charm and practicality in a desirable location.

Key facts

• Cozy wood stove
• Large covered porch
• Bay window

Tags

• ORIGINAL HARDWOOD FLOORS
• COZY WOOD STOVE
• BAY WINDOW
• MODERN WALK-IN SHOWER
• LARGE COVERED PORCH
• TWO-STORY BARN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (2.1% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

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.
• 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: 20 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 $4k of equity ($761 loan paydown + $3k appreciation (2.8% local appreciation)).
• Allegany County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, 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 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.11% ✓
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 7.5

CMA / ARV

• ARV (median comp): $126,369
• List price: $110,000
• Delta: -12.95%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Mechanic St	0.15mi	2/2.0 (-1)	1,156 (-14%)	5mo	$84,900	$73	56
114 Elizabeth St	0.47mi	3/2.0	1,512 (+12%)	8mo	$165,000	$109	46
117 E Main St	0.71mi	3/1.5	1,142 (-15%)	4mo	$37,000	$32	36

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

Projected returns pro-forma

2.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.19×
• Total profit: $5,723
• Equity at exit: $48,179

10-year hold

• IRR: 6.8%
• Equity multiple: 2.02×
• Total profit: $31,344
• Equity at exit: $73,268

Cash invested: $30,800 (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 14709

• Home prices YoY: 1.0%
• Active inventory: 20
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$449 /mo · $5,386/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-103

Break-even live

Break-even rent $1,356

Max offer price $107,718

Occupancy floor —

Sensitivity live

Price	-10% $285	-5% $247	+0% $-103	+5% $-134	+10% $-165
Rent	-10% $-199	-5% $-151	+0% $-103	+5% $-54	+10% $-6
Rate	-1.0pp $-47	-0.5pp $-75	base $-103	+0.5pp $-131	+1.0pp $-160

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $110,000 Active 61 DOM
2. 2026-06-21
   days on market $110,000 Active 60 DOM
3. 2026-06-18
   days on market $110,000 Active 58 DOM
4. 2026-06-17
   days on market $110,000 Active 57 DOM
5. 2026-06-16
   days on market $110,000 Active 56 DOM
6. 2026-06-15
   days on market $110,000 Active 55 DOM
7. 2026-06-13
   days on market $110,000 Active 53 DOM
8. 2026-06-12
   days on market $110,000 Active 52 DOM
9. 2026-06-09
   days on market $110,000 Active 49 DOM
10. 2026-06-09
    price $110,000 Active 48 DOM
11. 2026-06-08
    days on market $139,900 Active 48 DOM
12. 2026-06-07
    days on market $139,900 Active 47 DOM
13. 2026-06-05
    days on market $139,900 Active 45 DOM
14. 2026-06-04
    days on market $139,900 Active 43 DOM
15. 2026-06-02
    days on market $139,900 Active 42 DOM
16. 2026-06-01
    days on market $139,900 Active 41 DOM
17. 2026-05-31
    days on market $139,900 Active 40 DOM
18. 2026-05-02
    status Active 2058-char remark

    Show marketing remark (2058 chars)

    Welcome to this 3-bedroom, 2,184 sq ft home located in the Village of Angelica NY, Allegany County.   From the moment you step inside, you’ll appreciate the warmth of original hardwood floors, high ceilings, and an abundance of natural light streaming through the large windows. The spacious living room offers plenty of room to relax or entertain, complete with a cozy wood stove that adds supplemental warmth.   The adjoining family room and dining area feature a beautiful bay window perfect for enjoying your morning coffee while overlooking the peaceful frog pond and sunlit side yard.   A gas fireplace enhances the inviting atmosphere making this space ideal year-round. The bright, open kitchen provides generous counter space perfect for cooking and gathering.   The full bathroom has been tastefully remodeled and includes a modern walk-in shower for added convenience.   Just off the kitchen, a versatile bonus room offers endless possibilities, use it as a fourth bedroom, home office, laundry area, or pantry to suit your needs.   Upstairs, you’ll find three generously sized bedrooms ready for your personal touch. Step outside from the kitchen onto a large, covered porch, a serene spot to unwind while taking in the private, tree-lined surroundings.   Though located within the village and within walking distance to local amenities, the property offers a peaceful, park-like setting with a true country feel.   Adding to the property’s appeal is a large, two-story barn with incredible potential and is ideal for storage, parking, workshop space, or even a creative studio or yoga retreat.   The property also features a covered gazebo, an ideal place to sit back, relax, and enjoy warm summer days.   The lot size is approximately 1 acre. Conveniently located just 20 minutes from Alfred State College, Alfred University, and Houghton College, and situated within the Genesee Valley School District, this home offers both charm and practicality in a desirable location.

19. 2026-04-27
    status Pending 2058-char remark

    Show marketing remark (2058 chars)

    Welcome to this 3-bedroom, 2,184 sq ft home located in the Village of Angelica NY, Allegany County.   From the moment you step inside, you’ll appreciate the warmth of original hardwood floors, high ceilings, and an abundance of natural light streaming through the large windows. The spacious living room offers plenty of room to relax or entertain, complete with a cozy wood stove that adds supplemental warmth.   The adjoining family room and dining area feature a beautiful bay window perfect for enjoying your morning coffee while overlooking the peaceful frog pond and sunlit side yard.   A gas fireplace enhances the inviting atmosphere making this space ideal year-round. The bright, open kitchen provides generous counter space perfect for cooking and gathering.   The full bathroom has been tastefully remodeled and includes a modern walk-in shower for added convenience.   Just off the kitchen, a versatile bonus room offers endless possibilities, use it as a fourth bedroom, home office, laundry area, or pantry to suit your needs.   Upstairs, you’ll find three generously sized bedrooms ready for your personal touch. Step outside from the kitchen onto a large, covered porch, a serene spot to unwind while taking in the private, tree-lined surroundings.   Though located within the village and within walking distance to local amenities, the property offers a peaceful, park-like setting with a true country feel.   Adding to the property’s appeal is a large, two-story barn with incredible potential and is ideal for storage, parking, workshop space, or even a creative studio or yoga retreat.   The property also features a covered gazebo, an ideal place to sit back, relax, and enjoy warm summer days.   The lot size is approximately 1 acre. Conveniently located just 20 minutes from Alfred State College, Alfred University, and Houghton College, and situated within the Genesee Valley School District, this home offers both charm and practicality in a desirable location.

20. 2026-04-16
    listed $139,900 Active 2058-char remark

    Show marketing remark (2058 chars)

    Welcome to this 3-bedroom, 2,184 sq ft home located in the Village of Angelica NY, Allegany County.   From the moment you step inside, you’ll appreciate the warmth of original hardwood floors, high ceilings, and an abundance of natural light streaming through the large windows. The spacious living room offers plenty of room to relax or entertain, complete with a cozy wood stove that adds supplemental warmth.   The adjoining family room and dining area feature a beautiful bay window perfect for enjoying your morning coffee while overlooking the peaceful frog pond and sunlit side yard.   A gas fireplace enhances the inviting atmosphere making this space ideal year-round. The bright, open kitchen provides generous counter space perfect for cooking and gathering.   The full bathroom has been tastefully remodeled and includes a modern walk-in shower for added convenience.   Just off the kitchen, a versatile bonus room offers endless possibilities, use it as a fourth bedroom, home office, laundry area, or pantry to suit your needs.   Upstairs, you’ll find three generously sized bedrooms ready for your personal touch. Step outside from the kitchen onto a large, covered porch, a serene spot to unwind while taking in the private, tree-lined surroundings.   Though located within the village and within walking distance to local amenities, the property offers a peaceful, park-like setting with a true country feel.   Adding to the property’s appeal is a large, two-story barn with incredible potential and is ideal for storage, parking, workshop space, or even a creative studio or yoga retreat.   The property also features a covered gazebo, an ideal place to sit back, relax, and enjoy warm summer days.   The lot size is approximately 1 acre. Conveniently located just 20 minutes from Alfred State College, Alfred University, and Houghton College, and situated within the Genesee Valley School District, this home offers both charm and practicality in a desirable location.

21. 2016-06-24
    soldstatus $110,000
22. 1998-09-15
    soldstatus $85,000

ⓘ 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: $5,386 · $449/mo
• Projected year-2 tax: $5,386 · $449/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 2/10 Low
• 🌡 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: $14,718
• − Mortgage interest: −$6,162
• − Property taxes: −$5,386
• − Insurance: −$550
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$3,200
• Taxable loss: −$2,935
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $-527/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 — 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

• Census place: Angelica, NY
• Population (ZIP): 1,190

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▲ 2.79%
• Current HPI: 270.867
• 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

+64.6% since first listed

5 events — show timeline

• 2026-05-02 Relisted — CNYIS
• 2026-04-27 Pending — CNYIS
• 2026-04-16 Listed $139,900 CNYIS
• 2016-06-24 Sold (Public Records) $110,000 Public Records
• 1998-09-15 Sold (Public Records) $85,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,386 · +2.2% YoY. Source: county tax records.