13 W Greenwood St · Andover, NY 14806

$59,900

3 bd · 1.0 ba · 2,328 sqft · SingleFamily public records · 138 Days on market

Built 1940 8,712 sqft lot $26/sqft · 57% below area ↓ 8% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this charming 3-bedroom, 1-bathroom home nestled in the desirable community of Andover. Boasting a welcoming front porch, perfect for enjoying the serene surroundings, this property offers a slice of suburban paradise. The expansive fenced-in yard provides ample space for outdoor activities and relaxation, while the detached 2-car garage and additional blacktop driveway offer convenient parking options. Sold AS-IS, this home presents a prime opportunity for buyers to unleash their creativity and personalize the space to their liking. With some cleaning and updates, this property has the potential to become the perfect haven. Don't miss out on this chance to own a piece of Andover

Key facts

• Blacktop driveway
• Front porch
• Fenced-in yard

Tags

• FRONT PORCH
• FENCED-IN YARD
• DETACHED GARAGE
• BLACKTOP DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#676 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment C-, health & safety D.
• Andover Central School District (rural): math 45% / reading 30% proficiency, ranked #667 of 755 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 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 $3k of equity ($414 loan paydown + $3k appreciation (5.1% 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 (5.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k 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 ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (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 1940 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.11% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.94%
• DSCR: 2.33
• GRM: 3.9

CMA / ARV

• ARV (median comp): $140,751
• List price: $59,900
• Delta: -57.44%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Water St	0.33mi	4/2.0 (+1)	2,176 (-6%)	10mo	$119,000	$55	56
66 E Greenwood St	0.37mi	3/1.0	2,112 (-9%)	17mo	$130,000	$62	53
25 Elm St	0.31mi	4/2.0 (+1)	2,088 (-10%)	11mo	$209,000	$100	51

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

Projected returns pro-forma

5.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 3.44×
• Total profit: $40,945
• Equity at exit: $34,336

10-year hold

• IRR: 37.5%
• Equity multiple: 7.01×
• Total profit: $100,813
• Equity at exit: $59,586

Cash invested: $16,772 (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 14806

• Home prices YoY: 2.0%
• Active inventory: 15
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$243 /mo · $2,914/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $418

Break-even live

Break-even rent $737

Max offer price $59,900

Occupancy floor 62%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-13
   status Active 697-char remark

   Show marketing remark (697 chars)

   Discover this charming 3-bedroom, 1-bathroom home nestled in the desirable community of Andover. Boasting a welcoming front porch, perfect for enjoying the serene surroundings, this property offers a slice of suburban paradise. The expansive fenced-in yard provides ample space for outdoor activities and relaxation, while the detached 2-car garage and additional blacktop driveway offer convenient parking options. Sold AS-IS, this home presents a prime opportunity for buyers to unleash their creativity and personalize the space to their liking. With some cleaning and updates, this property has the potential to become the perfect haven. Don't miss out on this chance to own a piece of Andover

2. 2026-03-01
   status Pending 697-char remark

   Show marketing remark (697 chars)

   Discover this charming 3-bedroom, 1-bathroom home nestled in the desirable community of Andover. Boasting a welcoming front porch, perfect for enjoying the serene surroundings, this property offers a slice of suburban paradise. The expansive fenced-in yard provides ample space for outdoor activities and relaxation, while the detached 2-car garage and additional blacktop driveway offer convenient parking options. Sold AS-IS, this home presents a prime opportunity for buyers to unleash their creativity and personalize the space to their liking. With some cleaning and updates, this property has the potential to become the perfect haven. Don't miss out on this chance to own a piece of Andover

3. 2025-11-26
   listed $59,900 Active 697-char remark

   Show marketing remark (697 chars)

   Discover this charming 3-bedroom, 1-bathroom home nestled in the desirable community of Andover. Boasting a welcoming front porch, perfect for enjoying the serene surroundings, this property offers a slice of suburban paradise. The expansive fenced-in yard provides ample space for outdoor activities and relaxation, while the detached 2-car garage and additional blacktop driveway offer convenient parking options. Sold AS-IS, this home presents a prime opportunity for buyers to unleash their creativity and personalize the space to their liking. With some cleaning and updates, this property has the potential to become the perfect haven. Don't miss out on this chance to own a piece of Andover

4. 2025-09-06
   historical
5. 2025-03-06
   listed $62,500 Active
6. 2024-11-01
   historical
7. 2024-06-16
   price $62,900
8. 2024-05-01
   listed $64,900 Active

ⓘ 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: $2,914 · $243/mo
• Projected year-2 tax: $2,914 · $243/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 ≥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: $15,194
• − Mortgage interest: −$3,355
• − Property taxes: −$2,914
• − Insurance: −$300
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$1,743
• Taxable income: $4,452
• Est. tax owed @ 24.0%: −$1,069
• After-tax cash flow: $3,952/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: Andover Central School District
• NCES district ID: 3603030
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $48,098
• Composite: 34.8/100
• National rank: #10022
• State rank: #667 of 755 in NY

Livability — Andover

• Score: 65/100
• State rank: #676
• US rank: #12685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andover, NY
• City population: 2,131
• Population (ZIP): 2,131

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 0% · China
• Languages at home: 99% English-only · 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: ▲ 5.11%
• Current HPI: 257.4957
• 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

-7.7% since first listed

8 events — show timeline

• 2026-04-13 Relisted — UNYREIS
• 2026-03-01 Pending — UNYREIS
• 2025-11-26 Listed $59,900 UNYREIS
• 2025-09-06 Listing Removed — UNYREIS
• 2025-03-06 Listed $62,500 UNYREIS
• 2024-11-01 Listing Removed — UNYREIS
• 2024-06-16 Price Changed $62,900 UNYREIS
• 2024-05-01 Listed $64,900 UNYREIS

Property tax history

+2.0%/yr

Latest (2025): $2,914 · -20.7% YoY. Source: county tax records.