324 Main St · Bolivar, NY 14715

$64,900

1 bd · 1.0 ba · 906 sqft · SingleFamily public records · 51 Days on market

Built 1988 12 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away in the quiet countryside of Richburg NY, this 11.8 acre wooded property offers the perfect blend of privacy, natural beauty, and off-grid living. The land has been in the same family for nearly 60 years and is rich with mature hardwoods, including maple trees ideal for producing your own maple syrup, as well as mature cherry and other valuable species.   Having never been logged, the forest remains pristine and full of character making it a haven for nature lovers and outdoor enthusiasts. At the heart of the property sits a thoughtfully crafted off-grid cabin built entirely by hand by the second generation.   The partially finished cabin features a spacious deck overlooking the surrounding woods, a vaulted ceiling, and a loft space.   Inside, a wood stove provides warmth, while the structure itself showcases unique craftsmanship including hand-hewn beams salvaged from historic barns and a truly distinctive foundation constructed using a wood stack wall technique which is short logs set like bricks and held together with mortar.   The logs were sourced directly from the property.   A new metal roof was installed five years ago. The kitchen and bathroom are finished in milled ash wood.   The cabin is wired for electricity and can have a generator connected offering flexibility for modern conveniences while maintaining an off-grid lifestyle.   Water can be obtained from a natural spring and transferred to a reservoir located in the lower level where a camper-style pump delivers it to the living space.   Electric, water and internet are available at the road.   An existing survey is available, and surface rights convey.   The property is being sold as-is, with furnishings conveying. Located about 20 minutes from Olean and Wellsville, and approximately 1 hour 40 minutes from Buffalo. Whether you're seeking a private weekend getaway, or a self-sufficient homestead, this property delivers a rare opportunity to own a piece of untouched woodland with a one-of-a-kind, family-built cabin already in place.

Key facts

• Off-grid cabin
• Wood stove
• Vaulted ceiling

Tags

• 11.8 ACRE WOODED PROPERTY
• OFF-GRID CABIN
• SPACIOUS DECK
• VAULTED CEILING
• LOFT SPACE
• WOOD STOVE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#644 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D, crime F.
• Bolivar-Richburg Central School District (rural): math 50% / reading 51% proficiency, ranked #395 of 590 in NY (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 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 ($449 loan paydown + $3k appreciation (4.4% 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 (4.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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 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: 1.35% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.27×
• Total profit: $23,004
• Equity at exit: $34,419

10-year hold

• IRR: 20.8%
• Equity multiple: 4.41×
• Total profit: $61,981
• Equity at exit: $57,537

Cash invested: $18,172 (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 14715

• Home prices YoY: 1.4%
• Active inventory: 20
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $160

Break-even live

Break-even rent $672

Max offer price $64,900

Occupancy floor 77%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $64,900 Active 51 DOM
2. 2026-06-17
   days on market $64,900 Active 50 DOM
3. 2026-06-16
   days on market $64,900 Active 49 DOM
4. 2026-06-15
   days on market $64,900 Active 48 DOM
5. 2026-06-13
   days on market $64,900 Active 46 DOM
6. 2026-06-12
   days on market $64,900 Active 45 DOM
7. 2026-06-09
   days on market $64,900 Active 42 DOM
8. 2026-06-08
   days on market $64,900 Active 41 DOM
9. 2026-06-07
   days on market $64,900 Active 40 DOM
10. 2026-06-07
    days on market $64,900 Active 39 DOM
11. 2026-06-04
    days on market $64,900 Active 36 DOM
12. 2026-06-02
    days on market $64,900 Active 35 DOM
13. 2026-06-01
    days on market $64,900 Active 34 DOM
14. 2026-05-31
    days on market $64,900 Active 33 DOM
15. 2026-04-28
    listed $64,900 Active 2111-char remark

    Show marketing remark (2111 chars)

    Tucked away in the quiet countryside of Richburg NY, this 11.8 acre wooded property offers the perfect blend of privacy, natural beauty, and off-grid living. The land has been in the same family for nearly 60 years and is rich with mature hardwoods, including maple trees ideal for producing your own maple syrup, as well as mature cherry and other valuable species.   Having never been logged, the forest remains pristine and full of character making it a haven for nature lovers and outdoor enthusiasts. At the heart of the property sits a thoughtfully crafted off-grid cabin built entirely by hand by the second generation.   The partially finished cabin features a spacious deck overlooking the surrounding woods, a vaulted ceiling, and a loft space.   Inside, a wood stove provides warmth, while the structure itself showcases unique craftsmanship including hand-hewn beams salvaged from historic barns and a truly distinctive foundation constructed using a wood stack wall technique which is short logs set like bricks and held together with mortar.   The logs were sourced directly from the property.   A new metal roof was installed five years ago. The kitchen and bathroom are finished in milled ash wood.   The cabin is wired for electricity and can have a generator connected offering flexibility for modern conveniences while maintaining an off-grid lifestyle.   Water can be obtained from a natural spring and transferred to a reservoir located in the lower level where a camper-style pump delivers it to the living space.   Electric, water and internet are available at the road.   An existing survey is available, and surface rights convey.   The property is being sold as-is, with furnishings conveying. Located about 20 minutes from Olean and Wellsville, and approximately 1 hour 40 minutes from Buffalo. Whether you're seeking a private weekend getaway, or a self-sufficient homestead, this property delivers a rare opportunity to own a piece of untouched woodland with a one-of-a-kind, family-built cabin already in place.

ⓘ 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: $1,960 · $163/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,494
• − Mortgage interest: −$3,635
• − Property taxes: −$1,960
• − Insurance: −$324
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$1,888
• Taxable income: $1,007
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $1,680/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: Bolivar-Richburg Central School District
• NCES district ID: 3600012
• Math proficiency: 50% ▲ 9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $40,153
• Composite: 42.26/100
• National rank: #3277
• State rank: #395 of 590 in NY

Livability — Bolivar

• Score: 66/100
• State rank: #644
• US rank: #12061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bolivar, NY
• Population (ZIP): 2,374

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 0%

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: ▲ 4.40%
• Current HPI: 312.0332
• 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

1 event — show timeline

• 2026-04-28 Listed $64,900 CNYIS

Property tax history

-0.3%/yr

Latest (2025): $1,960 · +2.8% YoY. Source: county tax records.