916 Maple St · Genesee, PA 14897

$52,000

4 bd · 1.0 ba · 2,174 sqft · SingleFamily public records · 4 Days on market

Built 1880 0.25 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MOTIVATED SELLERS!! MUST SETTLE ESTATE! EARN SWEAT EQUITY WITH THIS FIXER UPPER. LOCATED ON A QUITE NEIGHBORHOOD STREET IN THE VILLAGE. HOME IS BEING SOLD AS IS.

Key facts

• 0.25 acre lot
• Built 1880
• Listed 4 days

Tags

• QUIET NEIGHBORHOOD STREET

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic tank; Water connected
• Home design: Single-story home; Frame construction; Existing/resale property
• Construction: Stone foundation
• Exterior features: Gravel driveway; Rectangular residential lot; 65 x 80 lot dimensions; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Eat-in kitchen; Bedroom on main level; Partial basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Whitesville Central School District (rural): math 55% / reading 55% proficiency, ranked #378 of 755 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $940 of equity ($360 loan paydown + $580 appreciation (1.1% 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 (1.1% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.71% ✓
• Cap rate: 22.47%
• Cash-on-cash: 57.78%
• DSCR: 3.57
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $128,266
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
462 Main St	0.07mi	4/1.0	2,225 (+2%)	13mo	$65,900	$30	82
501 High St	0.22mi	3/1.0 (-1)	2,192 (+1%)	2mo	$130,000	$59	82

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

Projected returns pro-forma

1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.7%
• Equity multiple: 4.16×
• Total profit: $45,967
• Equity at exit: $18,064

10-year hold

• IRR: 61.9%
• Equity multiple: 8.41×
• Total profit: $107,861
• Equity at exit: $24,249

Cash invested: $14,560 (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 14897

• Home prices YoY: 0.4%
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $701

Break-even live

Break-even rent $519

Max offer price $52,000

Occupancy floor 45%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $52,000 Active 4 DOM
2. 2026-06-17
   days on market $52,000 Active 3 DOM
3. 2026-06-16
   days on market $52,000 Active 2 DOM
4. 2026-06-15
   remarks 161-char remark
5. 2026-06-15
   listed $52,000 Active 1 DOM

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,390 · $116/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 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°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: $16,880
• − Mortgage interest: −$2,913
• − Property taxes: −$1,390
• − Insurance: −$260
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$1,513
• Taxable income: $8,103
• Est. tax owed @ 24.0%: −$1,945
• After-tax cash flow: $6,468/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: Whitesville Central School District
• NCES district ID: 3631350
• Math proficiency: 55% ▼ -5.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $42,948
• Composite: 48.07/100
• National rank: #4766
• State rank: #378 of 755 in NY

Livability — Genesee

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

Census & demographics

• Population (ZIP): 770

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 (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Polish 4% Iranian 3% Scotch-Irish 1%
• Languages at home: 94% English-only · German/W. Germanic 6%

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: ▲ 1.12%
• Current HPI: 271.3377
• 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

1 event — show timeline

• 2026-06-14 Listed $52,000 WNYREIS

Property tax history

+4.3%/yr

Latest (2025): $1,390 · -4.3% YoY. Source: county tax records.