459 State Route 19 · Genesee, PA 14895

$119,900

4 bd · 1.0 ba · 1,643 sqft · SingleFamily public records · 138 Days on market

Built 1880 1.00 ac lot $73/sqft · 30% below area Est $172k · 30% under ↓ 4% since listing

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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 +24.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Single family home with a 40X30 pole barn and fenced garden area. Enter this home from the covered front porch. The seller was in the process of making upgrades to this home that includes a second full bath, some wiring upgrades and new furnace. The main floor includes a living room, spacious kitchen with appliances and a door that leads to the enclosed back mudroom with lots of storage and workspace and covered back porch. You will also find 2 nice sized bedrooms. The larger bedroom has a built-in Murphy bed and folding deck. There are 2 full bathrooms on the main floor. One has a walk-in shower and the other a bathtub. Upstairs you will find 2 nice sized bedrooms. There is a partial basement with interior access. The 40X30 pole barn offers many options and has electric, water and 2 overhead remote-control garage door openers.

Key facts

• Covered front porch
• 40x30 pole barn
• Walk-in shower

Tags

• 40X30 POLE BARN
• FENCED GARDEN AREA
• COVERED FRONT PORCH
• ENCLOSED BACK MUDROOM
• COVERED BACK PORCH
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wellsville Central School District (town): math 42% / reading 53% proficiency, ranked #442 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1880 — 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. 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: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (median comp): $172,110
• List price: $119,900
• Delta: -30.34%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 3.43×
• Total profit: $81,682
• Equity at exit: $108,015

10-year hold

• IRR: 26.8%
• Equity multiple: 7.78×
• Total profit: $227,725
• Equity at exit: $232,939

Cash invested: $33,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 14895

• Home prices YoY: 6.9%
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $257

Break-even live

Break-even rent $1,055

Max offer price $119,900

Occupancy floor 76%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $119,900 Active 138 DOM
2. 2026-06-17
   days on market $119,900 Active 137 DOM
3. 2026-06-16
   days on market $119,900 Active 136 DOM
4. 2026-06-15
   days on market $119,900 Active 135 DOM
5. 2026-06-13
   days on market $119,900 Active 133 DOM
6. 2026-06-12
   days on market $119,900 Active 132 DOM
7. 2026-06-09
   days on market $119,900 Active 129 DOM
8. 2026-06-08
   days on market $119,900 Active 128 DOM
9. 2026-06-07
   days on market $119,900 Active 127 DOM
10. 2026-06-05
    days on market $119,900 Active 125 DOM
11. 2026-06-04
    days on market $119,900 Active 123 DOM
12. 2026-06-02
    days on market $119,900 Active 122 DOM
13. 2026-06-01
    days on market $119,900 Active 121 DOM
14. 2026-05-31
    days on market $119,900 Active 120 DOM
15. 2026-05-01
    price $119,900 839-char remark

    Show marketing remark (839 chars)

    Single family home with a 40X30 pole barn and fenced garden area. Enter this home from the covered front porch. The seller was in the process of making upgrades to this home that includes a second full bath, some wiring upgrades and new furnace. The main floor includes a living room, spacious kitchen with appliances and a door that leads to the enclosed back mudroom with lots of storage and workspace and covered back porch. You will also find 2 nice sized bedrooms. The larger bedroom has a built-in Murphy bed and folding deck. There are 2 full bathrooms on the main floor. One has a walk-in shower and the other a bathtub. Upstairs you will find 2 nice sized bedrooms. There is a partial basement with interior access. The 40X30 pole barn offers many options and has electric, water and 2 overhead remote-control garage door openers.

16. 2026-01-31
    listed $124,900 Active 839-char remark

    Show marketing remark (839 chars)

    Single family home with a 40X30 pole barn and fenced garden area. Enter this home from the covered front porch. The seller was in the process of making upgrades to this home that includes a second full bath, some wiring upgrades and new furnace. The main floor includes a living room, spacious kitchen with appliances and a door that leads to the enclosed back mudroom with lots of storage and workspace and covered back porch. You will also find 2 nice sized bedrooms. The larger bedroom has a built-in Murphy bed and folding deck. There are 2 full bathrooms on the main floor. One has a walk-in shower and the other a bathtub. Upstairs you will find 2 nice sized bedrooms. There is a partial basement with interior access. The 40X30 pole barn offers many options and has electric, water and 2 overhead remote-control garage door openers.

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,860 · $155/mo
• Projected year-2 tax: $1,877 · $156/mo
• Expected delta: +$17/yr (+$1/mo · 0.9%)

ⓘ 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 · 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: $16,566
• − Mortgage interest: −$6,716
• − Property taxes: −$1,860
• − Insurance: −$600
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,488
• Taxable income: $1,251
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,782/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: Wellsville Central School District
• NCES district ID: 3630480
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 53% ▲ 6.00%
• Median HH income: $39,964
• Composite: 39.71/100
• National rank: #3903
• State rank: #442 of 590 in NY

Livability — Genesee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,117

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 3% Italian 3% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% 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: ▲ 18.16%
• Current HPI: 280.3569
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

-4.0% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $119,900 UNYREIS
• 2026-01-31 Listed $124,900 UNYREIS

Property tax history

+3.2%/yr

Latest (2025): $1,860 · +1.5% YoY. Source: county tax records.