572 Route 394 · Kennedy, NY 14747

$84,900

4 bd · 2.0 ba · 1,372 sqft · SingleFamily · 260 Days on market

Built 1912 Good condition 10,019 sqft lot $62/sqft · 50% below area Est $168k · 50% under ↓ 6% since listing

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +6.2/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Have you been looking for an affordable home in the Falconer School District, wanting a home in a quaint little town? This may be the one you've been looking for. In todays world finding a move in ready house for under $90K is a rare occurrence. This 4 bedroom 2 bath home has had many updates already done for you, including the kitchen, new water heater, high efficiency furnace, vinyl siding, newer vinyl windows and new metal roof. All this And conveniently located to many things, grocery store is just a few blocks away, along with a restaurant and a park. Close proximity to I-86 making it easy for travel.

Key facts

• Newer vinyl windows
• Kitchen updates
• New water heater

Tags

• MOVE IN READY
• KITCHEN UPDATES
• NEW WATER HEATER
• HIGH EFFICIENCY FURNACE
• VINYL SIDING
• NEWER VINYL WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#986 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: employment D+, schools F, crime F.
• Falconer Central School District (town): math 43% / reading 54% proficiency, ranked #423 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $2k appreciation (2.4% local appreciation)).
• Chautauqua County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.42% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.35%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $168,347
• List price: $84,900
• Delta: -49.57%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
594 Route 394	0.10mi	3/2.0 (-1)	1,176 (-14%)	14mo	$155,000	$132	55

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

Projected returns pro-forma

2.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.29×
• Total profit: $30,739
• Equity at exit: $35,351

10-year hold

• IRR: 24.9%
• Equity multiple: 4.38×
• Total profit: $80,408
• Equity at exit: $52,379

Cash invested: $23,772 (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 14747

• Home prices YoY: 0.8%
• Active inventory: 8
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $363

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 65%

Sensitivity live

Price	-10% $422	-5% $393	+0% $363	+5% $334	+10% $305
Rent	-10% $268	-5% $316	+0% $363	+5% $411	+10% $458
Rate	-1.0pp $406	-0.5pp $385	base $363	+0.5pp $341	+1.0pp $319

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $84,900 Active 260 DOM
2. 2026-06-18
   days on market $84,900 Active 259 DOM
3. 2026-06-17
   days on market $84,900 Active 258 DOM
4. 2026-06-16
   days on market $84,900 Active 257 DOM
5. 2026-06-15
   days on market $84,900 Active 256 DOM
6. 2026-06-14
   days on market $84,900 Active 254 DOM
7. 2026-06-12
   days on market $84,900 Active 253 DOM
8. 2026-06-09
   days on market $84,900 Active 250 DOM
9. 2026-06-08
   days on market $84,900 Active 249 DOM
10. 2026-06-07
    days on market $84,900 Active 248 DOM
11. 2026-06-02
    days on market $84,900 Active 243 DOM
12. 2026-06-01
    days on market $84,900 Active 242 DOM
13. 2026-05-31
    days on market $84,900 Active 241 DOM
14. 2026-05-30
    days on market $84,900 Active 240 DOM
15. 2026-05-17
    price $84,900 613-char remark

    Show marketing remark (613 chars)

    Have you been looking for an affordable home in the Falconer School District, wanting a home in a quaint little town? This may be the one you've been looking for. In todays world finding a move in ready house for under $90K is a rare occurrence. This 4 bedroom 2 bath home has had many updates already done for you, including the kitchen, new water heater, high efficiency furnace, vinyl siding, newer vinyl windows and new metal roof. All this And conveniently located to many things, grocery store is just a few blocks away, along with a restaurant and a park. Close proximity to I-86 making it easy for travel.

16. 2026-03-03
    price $89,000 613-char remark

    Show marketing remark (613 chars)

    Have you been looking for an affordable home in the Falconer School District, wanting a home in a quaint little town? This may be the one you've been looking for. In todays world finding a move in ready house for under $90K is a rare occurrence. This 4 bedroom 2 bath home has had many updates already done for you, including the kitchen, new water heater, high efficiency furnace, vinyl siding, newer vinyl windows and new metal roof. All this And conveniently located to many things, grocery store is just a few blocks away, along with a restaurant and a park. Close proximity to I-86 making it easy for travel.

17. 2026-03-03
    status Active 613-char remark

    Show marketing remark (613 chars)

    Have you been looking for an affordable home in the Falconer School District, wanting a home in a quaint little town? This may be the one you've been looking for. In todays world finding a move in ready house for under $90K is a rare occurrence. This 4 bedroom 2 bath home has had many updates already done for you, including the kitchen, new water heater, high efficiency furnace, vinyl siding, newer vinyl windows and new metal roof. All this And conveniently located to many things, grocery store is just a few blocks away, along with a restaurant and a park. Close proximity to I-86 making it easy for travel.

18. 2026-01-20
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Have you been looking for an affordable home in the Falconer School District, wanting a home in a quaint little town? This may be the one you've been looking for. In todays world finding a move in ready house for under $90K is a rare occurrence. This 4 bedroom 2 bath home has had many updates already done for you, including the kitchen, new water heater, high efficiency furnace, vinyl siding, newer vinyl windows and new metal roof. All this And conveniently located to many things, grocery store is just a few blocks away, along with a restaurant and a park. Close proximity to I-86 making it easy for travel.

19. 2026-01-04
    historical Active Under Contract 613-char remark

    Show marketing remark (613 chars)

    Have you been looking for an affordable home in the Falconer School District, wanting a home in a quaint little town? This may be the one you've been looking for. In todays world finding a move in ready house for under $90K is a rare occurrence. This 4 bedroom 2 bath home has had many updates already done for you, including the kitchen, new water heater, high efficiency furnace, vinyl siding, newer vinyl windows and new metal roof. All this And conveniently located to many things, grocery store is just a few blocks away, along with a restaurant and a park. Close proximity to I-86 making it easy for travel.

20. 2026-01-04
    historical 613-char remark

    Show marketing remark (613 chars)

    Have you been looking for an affordable home in the Falconer School District, wanting a home in a quaint little town? This may be the one you've been looking for. In todays world finding a move in ready house for under $90K is a rare occurrence. This 4 bedroom 2 bath home has had many updates already done for you, including the kitchen, new water heater, high efficiency furnace, vinyl siding, newer vinyl windows and new metal roof. All this And conveniently located to many things, grocery store is just a few blocks away, along with a restaurant and a park. Close proximity to I-86 making it easy for travel.

21. 2025-09-03
    status Active 613-char remark

    Show marketing remark (613 chars)

    Have you been looking for an affordable home in the Falconer School District, wanting a home in a quaint little town? This may be the one you've been looking for. In todays world finding a move in ready house for under $90K is a rare occurrence. This 4 bedroom 2 bath home has had many updates already done for you, including the kitchen, new water heater, high efficiency furnace, vinyl siding, newer vinyl windows and new metal roof. All this And conveniently located to many things, grocery store is just a few blocks away, along with a restaurant and a park. Close proximity to I-86 making it easy for travel.

22. 2025-08-03
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Have you been looking for an affordable home in the Falconer School District, wanting a home in a quaint little town? This may be the one you've been looking for. In todays world finding a move in ready house for under $90K is a rare occurrence. This 4 bedroom 2 bath home has had many updates already done for you, including the kitchen, new water heater, high efficiency furnace, vinyl siding, newer vinyl windows and new metal roof. All this And conveniently located to many things, grocery store is just a few blocks away, along with a restaurant and a park. Close proximity to I-86 making it easy for travel.

23. 2025-07-20
    listed $89,900 Active 613-char remark

    Show marketing remark (613 chars)

    Have you been looking for an affordable home in the Falconer School District, wanting a home in a quaint little town? This may be the one you've been looking for. In todays world finding a move in ready house for under $90K is a rare occurrence. This 4 bedroom 2 bath home has had many updates already done for you, including the kitchen, new water heater, high efficiency furnace, vinyl siding, newer vinyl windows and new metal roof. All this And conveniently located to many things, grocery store is just a few blocks away, along with a restaurant and a park. Close proximity to I-86 making it easy for travel.

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,433
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$2,470
• Taxable income: $3,200
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $3,593/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

Good 75/100 Cosmetic rehab

This move-in ready home in the Falconer School District offers a good condition with recent updates and is conveniently located.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value
• Both Replace old windows with energy-efficient ones — Reduces energy costs and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Replace old windows with energy-efficient ones — Reduces energy costs and enhances 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: Falconer Central School District
• NCES district ID: 3610920
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 54% ▲ 11.00%
• Median HH income: $44,363
• Composite: 40.96/100
• National rank: #3600
• State rank: #423 of 590 in NY

Livability — Kennedy

• Score: 60/100
• State rank: #986
• US rank: #19268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennedy, NY
• City population: 2,035
• Population (ZIP): 2,035

Population outlook (Chautauqua County) Hauer SSP2

• Today (2025): 123,454 people
• By 2030: 118,509 · -4.0%
• By 2040: 107,311 · -13.1%
• By 2050: 96,703 · -21.7%
• By 2075: 76,757 · -37.8%
• By 2100: 60,984 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 3% Serbian 2%
• Foreign-born: 1% · China
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Chautauqua

• 2024 margin: Strong R (+22.0) · D 39.0% · R 61.0%
• 2008→2024 swing: -22.9pp toward R · 2008: 0.9pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.8 2016: R+24.6 2012: R+8.2 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.40%
• Current HPI: 292.7985
• 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

-5.6% since first listed

9 events — show timeline

• 2026-05-17 Price Changed $84,900 UNYREIS
• 2026-03-03 Price Changed $89,000 UNYREIS
• 2026-03-03 Relisted — UNYREIS
• 2026-01-20 Pending — UNYREIS
• 2026-01-04 Contingent — UNYREIS
• 2026-01-04 Listing Removed — UNYREIS
• 2025-09-03 Relisted — UNYREIS
• 2025-08-03 Pending — UNYREIS
• 2025-07-20 Listed $89,900 UNYREIS