2179 Main St · North Collins, NY 14091

$70,000

4 bd · 1.5 ba · 1,752 sqft · SingleFamily public records · 157 Days on market

Built 1876 0.29 ac lot $40/sqft · 64% below area ↓ 11% 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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 2179 Main St! This charming home features a fenced-in yard, beautiful natural woodwork, a spacious living room, a cozy porch, a storage shed, and a barn with electricity. Appliances including a washer, dryer, and stove are included. While the home could benefit from some updates and TLC, it has great potential to become the warm and inviting family home it once was.

Key facts

• Natural woodwork
• Storage shed
• Cozy porch

Tags

• FENCED-IN YARD
• NATURAL WOODWORK
• SPACIOUS LIVING ROOM
• COZY PORCH
• STORAGE SHED
• BARN WITH ELECTRICITY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#802 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• North Collins Central School District (rural): math 45% / reading 40% proficiency, ranked #589 of 755 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.53% ✓
• Cap rate: 23.04%
• Cash-on-cash: 59.82%
• DSCR: 3.66
• GRM: 3.3

CMA / ARV

• ARV (median comp): $192,664
• List price: $70,000
• Delta: -63.67%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.0%
• Equity multiple: 6.12×
• Total profit: $100,338
• Equity at exit: $63,062

10-year hold

• IRR: 65.8%
• Equity multiple: 13.58×
• Total profit: $246,525
• Equity at exit: $135,995

Cash invested: $19,600 (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 14091

• Home prices YoY: 2.6%
• Active inventory: 3
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $977

Break-even live

Break-even rent $536

Max offer price $70,000

Occupancy floor 40%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $70,000 Active 157 DOM
2. 2026-06-17
   days on market $70,000 Active 156 DOM
3. 2026-06-16
   days on market $70,000 Active 155 DOM
4. 2026-06-15
   days on market $70,000 Active 154 DOM
5. 2026-06-13
   days on market $70,000 Active 152 DOM
6. 2026-06-12
   days on market $70,000 Active 151 DOM
7. 2026-06-09
   days on market $70,000 Active 148 DOM
8. 2026-06-08
   days on market $70,000 Active 147 DOM
9. 2026-06-07
   days on market $70,000 Active 146 DOM
10. 2026-06-07
    pricedays on market $70,000 Active 145 DOM
11. 2026-06-04
    days on market $80,000 Active 142 DOM
12. 2026-06-02
    days on market $80,000 Active 141 DOM
13. 2026-06-01
    days on market $80,000 Active 140 DOM
14. 2026-05-31
    days on market $80,000 Active 139 DOM
15. 2026-04-16
    price $80,000 379-char remark

    Show marketing remark (379 chars)

    Welcome to 2179 Main St! This charming home features a fenced-in yard, beautiful natural woodwork, a spacious living room, a cozy porch, a storage shed, and a barn with electricity. Appliances including a washer, dryer, and stove are included. While the home could benefit from some updates and TLC, it has great potential to become the warm and inviting family home it once was.

16. 2026-02-12
    status Active 379-char remark

    Show marketing remark (379 chars)

    Welcome to 2179 Main St! This charming home features a fenced-in yard, beautiful natural woodwork, a spacious living room, a cozy porch, a storage shed, and a barn with electricity. Appliances including a washer, dryer, and stove are included. While the home could benefit from some updates and TLC, it has great potential to become the warm and inviting family home it once was.

17. 2025-12-22
    status Pending 379-char remark

    Show marketing remark (379 chars)

    Welcome to 2179 Main St! This charming home features a fenced-in yard, beautiful natural woodwork, a spacious living room, a cozy porch, a storage shed, and a barn with electricity. Appliances including a washer, dryer, and stove are included. While the home could benefit from some updates and TLC, it has great potential to become the warm and inviting family home it once was.

18. 2025-12-17
    status Active 379-char remark

    Show marketing remark (379 chars)

    Welcome to 2179 Main St! This charming home features a fenced-in yard, beautiful natural woodwork, a spacious living room, a cozy porch, a storage shed, and a barn with electricity. Appliances including a washer, dryer, and stove are included. While the home could benefit from some updates and TLC, it has great potential to become the warm and inviting family home it once was.

19. 2025-10-21
    status Pending 379-char remark

    Show marketing remark (379 chars)

    Welcome to 2179 Main St! This charming home features a fenced-in yard, beautiful natural woodwork, a spacious living room, a cozy porch, a storage shed, and a barn with electricity. Appliances including a washer, dryer, and stove are included. While the home could benefit from some updates and TLC, it has great potential to become the warm and inviting family home it once was.

20. 2025-10-08
    status Active 379-char remark

    Show marketing remark (379 chars)

    Welcome to 2179 Main St! This charming home features a fenced-in yard, beautiful natural woodwork, a spacious living room, a cozy porch, a storage shed, and a barn with electricity. Appliances including a washer, dryer, and stove are included. While the home could benefit from some updates and TLC, it has great potential to become the warm and inviting family home it once was.

21. 2025-09-25
    status Pending 379-char remark

    Show marketing remark (379 chars)

    Welcome to 2179 Main St! This charming home features a fenced-in yard, beautiful natural woodwork, a spacious living room, a cozy porch, a storage shed, and a barn with electricity. Appliances including a washer, dryer, and stove are included. While the home could benefit from some updates and TLC, it has great potential to become the warm and inviting family home it once was.

22. 2025-09-12
    listed $90,000 Active 379-char remark

    Show marketing remark (379 chars)

    Welcome to 2179 Main St! This charming home features a fenced-in yard, beautiful natural woodwork, a spacious living room, a cozy porch, a storage shed, and a barn with electricity. Appliances including a washer, dryer, and stove are included. While the home could benefit from some updates and TLC, it has great potential to become the warm and inviting family home it once was.

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $754 · $63/mo
• Expected delta: +$429/yr (+$36/mo · 131.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,271
• − Mortgage interest: −$3,921
• − Property taxes: −$325
• − Insurance: −$350
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$2,036
• Taxable income: $11,235
• Est. tax owed @ 24.0%: −$2,696
• After-tax cash flow: $9,027/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: North Collins Central School District
• NCES district ID: 3620970
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $56,886
• Composite: 39.56/100
• National rank: #8071
• State rank: #589 of 755 in NY

Livability — North Collins

• Score: 63/100
• State rank: #802
• US rank: #15516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,402

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 58% Two or more races 21% Native American 15% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 11%
• Foreign-born: 3% · Canada

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.84%
• Current HPI: 584.8628
• 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

-11.1% since first listed

8 events — show timeline

• 2026-04-16 Price Changed $80,000 UNYREIS
• 2026-02-12 Relisted — UNYREIS
• 2025-12-22 Pending — UNYREIS
• 2025-12-17 Relisted — UNYREIS
• 2025-10-21 Pending — UNYREIS
• 2025-10-08 Relisted — UNYREIS
• 2025-09-25 Pending — UNYREIS
• 2025-09-12 Listed $90,000 UNYREIS

Property tax history

-9.2%/yr

Latest (2025): $325 · +17.6% YoY. Source: county tax records.