1795 Upper Hill Rd · Rushville, NY 14507

$239,900

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 1 Days on market

Built 1998 8.69 ac lot Est $240k · at est.

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Why this score? — see what drove the C+ 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 +21.8/30.0
• ARV discount +7.6/15.0
• DSCR +7.0/10.0
• Appreciation +6.6/10.0
• 1% rule +5.9/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy the country on nearly 9 acres of private open land! Included, is a 9 ft stocked pond to enjoy while hanging out in the newly constructed pavilion with electricity. Property would also make a great second home getaway or hunting cabin! Call today to see for yourself!

Key facts

• 8.69 acre lot
• 2 garage spots
• Built 1998

Property features AI

Finance

• Other: Lot approximately 8.69 acres (dimensions ~800 x 1,215); Below-grade finished area of 720 (finished basement area)

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water; Septic tank
• Home design: Single-story house; Existing/resale property
• Construction: Vinyl siding; Block foundation; Built as existing (year built details not specified)
• Exterior features: Gravel driveway; Owned propane tank; Rectangular lot

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Laminate; Tile; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane forced-air heating
• Interior features: Entrance foyer; Separate/formal living room; Kitchen/family room combo; Bedroom on main level; Full finished basement
• Laundry & utility: Washer and dryer in basement; Propane water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).

Location & tenants

• Location reads 55/100 on livability (#1,127 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Gorham-Middlesex Central School District (Marcus Whitman) (rural): math 36% / reading 42% proficiency, ranked #519 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 107 units permitted in Yates County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.2% local appreciation)).
• Yates County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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.
• Current owner paid $141k; list at $240k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $239,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $240,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1795 Upper Hill Rd	0.00mi	2/1.0	1,440 (0%)	0mo	$240,000	$167	100

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

Projected returns pro-forma

3.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.83×
• Total profit: $55,565
• Equity at exit: $110,863

10-year hold

• IRR: 16.0%
• Equity multiple: 3.40×
• Total profit: $161,136
• Equity at exit: $173,218

Cash invested: $67,172 (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 14507

• Home prices YoY: 1.2%
• Active inventory: 12
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,622 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$340 /mo · $4,076/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $373

Break-even live

Break-even rent $2,149

Max offer price $239,900

Occupancy floor 81%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-18
   status Pending
2. 2026-05-18
   listed $239,900 Active
3. 2019-05-23
   soldstatus $141,000
4. 2019-05-22
   soldstatus $141,000 272-char remark

   Show marketing remark (272 chars)

   Enjoy the country on nearly 9 acres of private open land! Included, is a 9 ft stocked pond to enjoy while hanging out in the newly constructed pavilion with electricity. Property would also make a great second home getaway or hunting cabin! Call today to see for yourself!

5. 2019-02-07
   listed $139,900 272-char remark

   Show marketing remark (272 chars)

   Enjoy the country on nearly 9 acres of private open land! Included, is a 9 ft stocked pond to enjoy while hanging out in the newly constructed pavilion with electricity. Property would also make a great second home getaway or hunting cabin! Call today to see for yourself!

6. 2013-02-14
   soldstatus $117,500
7. 2013-02-13
   soldstatus $117,500 617-char remark

   Show marketing remark (617 chars)

   Inspiring Country Property w/ 8.9 Acres overlooking Middlesex Valley. 1 Story Home w/ Full Finished Bsmt, Hrdwd Flrs, Ceramic Tile, Unique Wood Finishes . Views for miles from large windows & front deck. Relatively flat/open property, surrounded by woods/hedge & just slight slope, superb for grazing animals. Gates & Ample Electric Fencing. 24'x32' 2 Car Garage/Barn w/ 12' Overhang/RunIn. 16'x16' Cabin. 24'x24' Cement Pad (for another building). Fruit Trees, Berries, Raised Beds & Cold Frame to start seeds. Ideal for Solace Seeking Retiree, First Time Owner or a Vacation/Hunting Retreat!

8. 2013-02-13
   soldstatus $117,500

   Show marketing remark (617 chars)

   Inspiring Country Property w/ 8.9 Acres overlooking Middlesex Valley. 1 Story Home w/ Full Finished Bsmt, Hrdwd Flrs, Ceramic Tile, Unique Wood Finishes . Views for miles from large windows & front deck. Relatively flat/open property, surrounded by woods/hedge & just slight slope, superb for grazing animals. Gates & Ample Electric Fencing. 24'x32' 2 Car Garage/Barn w/ 12' Overhang/RunIn. 16'x16' Cabin. 24'x24' Cement Pad (for another building). Fruit Trees, Berries, Raised Beds & Cold Frame to start seeds. Ideal for Solace Seeking Retiree, First Time Owner or a Vacation/Hunting Retreat!

9. 2012-11-27
   listed $124,900 617-char remark

   Show marketing remark (617 chars)

   Inspiring Country Property w/ 8.9 Acres overlooking Middlesex Valley. 1 Story Home w/ Full Finished Bsmt, Hrdwd Flrs, Ceramic Tile, Unique Wood Finishes . Views for miles from large windows & front deck. Relatively flat/open property, surrounded by woods/hedge & just slight slope, superb for grazing animals. Gates & Ample Electric Fencing. 24'x32' 2 Car Garage/Barn w/ 12' Overhang/RunIn. 16'x16' Cabin. 24'x24' Cement Pad (for another building). Fruit Trees, Berries, Raised Beds & Cold Frame to start seeds. Ideal for Solace Seeking Retiree, First Time Owner or a Vacation/Hunting Retreat!

10. 2012-11-27
    listed $124,900

    Show marketing remark (617 chars)

    Inspiring Country Property w/ 8.9 Acres overlooking Middlesex Valley. 1 Story Home w/ Full Finished Bsmt, Hrdwd Flrs, Ceramic Tile, Unique Wood Finishes . Views for miles from large windows & front deck. Relatively flat/open property, surrounded by woods/hedge & just slight slope, superb for grazing animals. Gates & Ample Electric Fencing. 24'x32' 2 Car Garage/Barn w/ 12' Overhang/RunIn. 16'x16' Cabin. 24'x24' Cement Pad (for another building). Fruit Trees, Berries, Raised Beds & Cold Frame to start seeds. Ideal for Solace Seeking Retiree, First Time Owner or a Vacation/Hunting Retreat!

11. 2010-06-01
    soldstatus $113,000
12. 2001-06-28
    soldstatus $70,500
13. 1994-07-21
    soldstatus $10,000
14. 1994-07-21
    soldstatus $10,000

ⓘ 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: $4,076 · $340/mo
• Projected year-2 tax: $4,076 · $340/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 4/10 Moderate
• 🌡 Heat 1/10 Low 5 d/yr ≥91°F today · 12 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: $31,461
• − Mortgage interest: −$13,438
• − Property taxes: −$4,076
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − Depreciation: −$6,979
• Taxable income: $735
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $4,306/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: Gorham-Middlesex Central School District (Marcus Whitman)
• NCES district ID: 3612300
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $57,088
• Composite: 34.33/100
• National rank: #5233
• State rank: #519 of 590 in NY

Livability — Rushville

• Score: 55/100
• State rank: #1127
• US rank: #23204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,233

Population outlook (Yates County) Hauer SSP2

• Today (2025): 23,773 people
• By 2030: 22,867 · -3.8%
• By 2040: 20,750 · -12.7%
• By 2050: 18,917 · -20.4%
• By 2075: 15,090 · -36.5%
• By 2100: 11,428 · -51.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Iranian 4% Lithuanian 4% Slovak 4%
• Foreign-born: 1%
• Languages at home: 91% English-only · German/W. Germanic 7% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Yates

• 2024 margin: R (+16.2) · D 41.9% · R 58.1%
• 2008→2024 swing: -12.5pp toward R · 2008: -3.7pp · 2024: -16.2pp
• All cycles: 2024: R+16.2 2020: R+18.6 2016: R+21.9 2012: R+3.0 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.22%
• Current HPI: 278.5897
• 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

+2299.0% since first listed

14 events — show timeline

• 2026-05-18 Pending — UNYREIS
• 2026-05-18 Listed $239,900 UNYREIS
• 2019-05-23 Sold (Public Records) $141,000 Public Records
• 2019-05-22 Sold (MLS) $141,000 UNYREIS
• 2019-02-07 Listed $139,900 UNYREIS
• 2013-02-14 Sold (Public Records) $117,500 Public Records
• 2013-02-13 Sold (MLS) $117,500 UNYREIS
• 2013-02-13 Sold (MLS) $117,500 UNYREIS
• 2012-11-27 Listed $124,900 UNYREIS
• 2012-11-27 Listed $124,900 UNYREIS
• 2010-06-01 Sold (Public Records) $113,000 Public Records
• 2001-06-28 Sold (Public Records) $70,500 Public Records
• 1994-07-21 Sold (Public Records) $10,000 Public Records
• 1994-07-21 Sold (Public Records) $10,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $4,076 · -1.2% YoY. Source: county tax records.