3 Stone St · Cuba, NY 14727

$85,000

4 bd · 2.0 ba · 3,090 sqft · MultiFamily public records · 58 Days on market

Built 1900 8,712 sqft lot $28/sqft · 60% below area

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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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Spacious 5-Bedroom Home in the Heart of Cuba — 3,090 Sq Ft for Only $95,000! Bring your vision and unlock the potential of this generously sized 5-bedroom, 2 full bath home, formerly a two-family residence now converted into a single-family layout. With 3,090 sq ft of living space, an attached 2-car garage, and a unique entertainment/bar room, this property offers incredible value and versatility at an unbeatable price. A location you’ll love in a neighborhood that defines small town living - Just one block from beautiful Chamberlain Park and just a short walk to Village shops, Restaurants, Churches, and multiple other local conveniences. Enjoy the charm and walkability of the Village of Cuba while still having the space and privacy of a larger home and yard. Key Features: 5 Bedrooms | 2 Full Bathrooms - Former Two-Family Converted to Single-Family - Offers generous room sizes, multiple living areas, and layout versatility. Large Screened-In Porch. Large formal dining room and beautiful, updated kitchen. Unique Bar Room complete with its own ventilation system, ideal for gatherings without invading the main living space of the rest of the home. Attached 2-Car Garage provides ample space for storage, workspace, and parking. Partial Basement has a small room perfect for storage shelves or a workshop area. Outdoor features include a small fenced-in yard area - perfect for pets, quick outdoor access, or a low-maintenance play space located off of the screened in porch. There is also an additional open yard space across the side street expanding the property to a total of 0.2 acres, offering room for gardening, bonfires, recreation, or extra parking. A home loaded with Potential! The property needs some work to be finished, but at only $95,000, it’s a rare opportunity to own a large home in a prime location at an affordable price. Whether you’re an investor, a growing household, or someone ready to customize a home to your taste, this one is worth a look and imagine the possibilities!

Key facts

• Fenced in yard area
• Open yard space
• 8,712 sq ft lot

Tags

• UNIQUE ENTERTAINMENT ROOM
• LARGE SCREENED IN PORCH
• FENCED IN YARD AREA
• OPEN YARD SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/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: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.1% in Cuba — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#309 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Cuba-Rushford Central School District (rural): math 44% / reading 61% proficiency, ranked #350 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 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 $7k of equity ($588 loan paydown + $6k appreciation (7.2% 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 (7.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $85k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.15%
• DSCR: 1.63
• GRM: 5.5

CMA / ARV

• ARV (median comp): $214,404
• List price: $85,000
• Delta: -60.36%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

7.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.04×
• Total profit: $48,556
• Equity at exit: $59,841

10-year hold

• IRR: 26.8%
• Equity multiple: 6.37×
• Total profit: $127,916
• Equity at exit: $114,531

Cash invested: $23,800 (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 14727

• Home prices YoY: 2.5%
• Active inventory: 42
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$264 /mo · $3,169/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $281

Break-even live

Break-even rent $943

Max offer price $85,000

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 58 DOM
2. 2026-06-17
   days on market $85,000 Active 57 DOM
3. 2026-06-16
   days on market $85,000 Active 56 DOM
4. 2026-06-15
   days on market $85,000 Active 55 DOM
5. 2026-06-13
   days on market $85,000 Active 53 DOM
6. 2026-06-12
   days on market $85,000 Active 52 DOM
7. 2026-06-09
   days on market $85,000 Active 49 DOM
8. 2026-06-08
   days on market $85,000 Active 48 DOM
9. 2026-06-07
   days on market $85,000 Active 47 DOM
10. 2026-06-07
    days on market $85,000 Active 46 DOM
11. 2026-06-04
    days on market $85,000 Active 43 DOM
12. 2026-06-02
    days on market $85,000 Active 42 DOM
13. 2026-06-01
    price $85,000 Active 41 DOM
14. 2026-06-01
    days on market $95,000 Active 41 DOM
15. 2026-05-31
    days on market $95,000 Active 40 DOM
16. 2026-04-21
    listed $95,000 Active 2039-char remark

    Show marketing remark (2039 chars)

    Spacious 5-Bedroom Home in the Heart of Cuba — 3,090 Sq Ft for Only $95,000! Bring your vision and unlock the potential of this generously sized 5-bedroom, 2 full bath home, formerly a two-family residence now converted into a single-family layout. With 3,090 sq ft of living space, an attached 2-car garage, and a unique entertainment/bar room, this property offers incredible value and versatility at an unbeatable price. A location you’ll love in a neighborhood that defines small town living - Just one block from beautiful Chamberlain Park and just a short walk to Village shops, Restaurants, Churches, and multiple other local conveniences. Enjoy the charm and walkability of the Village of Cuba while still having the space and privacy of a larger home and yard. Key Features: 5 Bedrooms | 2 Full Bathrooms - Former Two-Family Converted to Single-Family - Offers generous room sizes, multiple living areas, and layout versatility. Large Screened-In Porch. Large formal dining room and beautiful, updated kitchen. Unique Bar Room complete with its own ventilation system, ideal for gatherings without invading the main living space of the rest of the home. Attached 2-Car Garage provides ample space for storage, workspace, and parking. Partial Basement has a small room perfect for storage shelves or a workshop area. Outdoor features include a small fenced-in yard area - perfect for pets, quick outdoor access, or a low-maintenance play space located off of the screened in porch. There is also an additional open yard space across the side street expanding the property to a total of 0.2 acres, offering room for gardening, bonfires, recreation, or extra parking. A home loaded with Potential! The property needs some work to be finished, but at only $95,000, it’s a rare opportunity to own a large home in a prime location at an affordable price. Whether you’re an investor, a growing household, or someone ready to customize a home to your taste, this one is worth a look and imagine the possibilities!

17. 2012-06-15
    soldstatus $30,000
18. 2012-06-14
    soldstatus $30,000 190-char remark

    Show marketing remark (190 chars)

    Cuba Village-2 story fixer-upper, attached 2 car garage, large lot, close to park, 2nd kitchen on 2nd floor, coud be used for apartment , Many possibilitys, Roof and furnace new 5 years ago.

19. 2012-03-07
    listed $30,000 190-char remark

    Show marketing remark (190 chars)

    Cuba Village-2 story fixer-upper, attached 2 car garage, large lot, close to park, 2nd kitchen on 2nd floor, coud be used for apartment , Many possibilitys, Roof and furnace new 5 years ago.

ⓘ 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: $3,169 · $264/mo
• Projected year-2 tax: $3,169 · $264/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 5/10 Major FEMA zone X · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 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: $15,584
• − Mortgage interest: −$4,761
• − Property taxes: −$3,169
• − Insurance: −$425
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,473
• Taxable income: $2,262
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $2,825/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: Cuba-Rushford Central School District
• NCES district ID: 3632010
• Math proficiency: 44% ▼ -18.00%
• Reading proficiency: 61% ▲ 5.00%
• Median HH income: $47,256
• Composite: 44.53/100
• National rank: #2792
• State rank: #350 of 590 in NY

Livability — Cuba

• Score: 73/100
• State rank: #309
• US rank: #5131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cuba, NY
• Population (ZIP): 5,039

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Iranian 3% Polish 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 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: ▲ 7.17%
• Current HPI: 298.31
• 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

+216.7% since first listed

4 events — show timeline

• 2026-04-21 Listed $95,000 UNYREIS
• 2012-06-15 Sold (Public Records) $30,000 Public Records
• 2012-06-14 Sold (MLS) $30,000 WNYREIS
• 2012-03-07 Listed $30,000 WNYREIS

Property tax history

+1.4%/yr

Latest (2025): $3,169 · -2.2% YoY. Source: county tax records.