10920 Mckinstry Rd · Delevan, NY 14042

$125,000

2 bd · 1.0 ba · 1,400 sqft · SingleFamily · 6 Days on market

Built 1900 1.75 ac lot

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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 +14.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This very well maintained 2 BR/1 Bath home is situated on 2 acres in a lovely country setting. Nice yard with storage building, mature trees, berry bushes and great views. Enjoy the large eat-in country kitchen with plenty of work space and cabinets, a separate first floor laundry with storage plus a spacious living room with open stairway. Upstairs are 2 nice size bedrooms with large closets, another closet in the hallway, plus a small bonus room that could provide additional sleeping space, play space or office space. The unfinished enclosed sun porch offers the potential for additional living space. Lots of natural lighting throughout this home. Updates within the past 8 years include newer windows and flooring, vinyl siding & updated septic system.

Key facts

• First floor laundry
• 1.75 acres
• 1.75 acre lot

Tags

• 1.75 ACRES
• FIRST FLOOR LAUNDRY
• PRIVATE-LIKE COUNTRY SETTING

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank
• Home design: 2-story existing home
• Construction: Vinyl siding; Stone foundation
• Exterior features: Gravel driveway; Rectangular, rural lot approximately 1.75 acres (506 x 157)

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Varied flooring types
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane forced-air heating
• Interior features: Eat-in kitchen; Partial basement
• Laundry & utility: Washer and dryer on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $16 ($187/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (10.0% below list).
• Recommended offer: $112k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#861 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: amenities F, commute F, employment D-.
• Yorkshire-Pioneer Central School District (town): math 50% / reading 54% proficiency, ranked #358 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,448 (10.0% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 2.97×
• Total profit: $69,095
• Equity at exit: $112,610

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $202,737
• Equity at exit: $242,848

Cash invested: $35,000 (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 14042

• Home prices YoY: 8.2%
• Active inventory: 22
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$165 /mo · $1,982/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $16

Break-even live

Break-even rent $1,105

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $86	-5% $51	+0% $16	+5% $-20	+10% $-55
Rent	-10% $-73	-5% $-29	+0% $16	+5% $60	+10% $104
Rate	-1.0pp $79	-0.5pp $47	base $16	+0.5pp $-17	+1.0pp $-50

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-04
   statusdays on market $125,000 Pending 6 DOM
2. 2026-06-02
   days on market $125,000 Active 5 DOM
3. 2026-06-01
   days on market $125,000 Active 4 DOM
4. 2026-05-31
   days on market $125,000 Active 3 DOM
5. 2026-05-31
   remarks 666-char remark
6. 2026-05-28
   listed $125,000 Active
7. 2021-02-03
   soldstatus $85,106
8. 2019-12-17
   soldstatus $74,500 Closed Sale or Rented 768-char remark

   Show marketing remark (768 chars)

   This very well maintained 2 BR/1 Bath home is situated on 2 acres in a lovely country setting. Nice yard with storage building, mature trees, berry bushes and great views. Enjoy the large eat-in country kitchen with plenty of work space and cabinets, a separate first floor laundry with storage plus a spacious living room with open stairway. Upstairs are 2 nice size bedrooms with large closets, another closet in the hallway, plus a small bonus room that could provide additional sleeping space, play space or office space. The unfinished enclosed sun porch offers the potential for additional living space. Lots of natural lighting throughout this home. Updates within the past 8 years include newer windows and flooring, vinyl siding & updated septic system.

9. 2019-12-17
   soldstatus $74,500

   Show marketing remark (768 chars)

   This very well maintained 2 BR/1 Bath home is situated on 2 acres in a lovely country setting. Nice yard with storage building, mature trees, berry bushes and great views. Enjoy the large eat-in country kitchen with plenty of work space and cabinets, a separate first floor laundry with storage plus a spacious living room with open stairway. Upstairs are 2 nice size bedrooms with large closets, another closet in the hallway, plus a small bonus room that could provide additional sleeping space, play space or office space. The unfinished enclosed sun porch offers the potential for additional living space. Lots of natural lighting throughout this home. Updates within the past 8 years include newer windows and flooring, vinyl siding & updated septic system.

10. 2019-10-19
    status Under Contract- Do Not Show 768-char remark

    Show marketing remark (768 chars)

    This very well maintained 2 BR/1 Bath home is situated on 2 acres in a lovely country setting. Nice yard with storage building, mature trees, berry bushes and great views. Enjoy the large eat-in country kitchen with plenty of work space and cabinets, a separate first floor laundry with storage plus a spacious living room with open stairway. Upstairs are 2 nice size bedrooms with large closets, another closet in the hallway, plus a small bonus room that could provide additional sleeping space, play space or office space. The unfinished enclosed sun porch offers the potential for additional living space. Lots of natural lighting throughout this home. Updates within the past 8 years include newer windows and flooring, vinyl siding & updated septic system.

11. 2019-10-11
    listed $79,900 Active 768-char remark

    Show marketing remark (768 chars)

    This very well maintained 2 BR/1 Bath home is situated on 2 acres in a lovely country setting. Nice yard with storage building, mature trees, berry bushes and great views. Enjoy the large eat-in country kitchen with plenty of work space and cabinets, a separate first floor laundry with storage plus a spacious living room with open stairway. Upstairs are 2 nice size bedrooms with large closets, another closet in the hallway, plus a small bonus room that could provide additional sleeping space, play space or office space. The unfinished enclosed sun porch offers the potential for additional living space. Lots of natural lighting throughout this home. Updates within the past 8 years include newer windows and flooring, vinyl siding & updated septic system.

12. 2014-10-06
    listed $87,000

ⓘ 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: $1,982 · $165/mo
• Projected year-2 tax: $2,047 · $171/mo
• Expected delta: +$66/yr (+$5/mo · 3.3%)

ⓘ 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 1/10 Low 7 d/yr ≥89°F today · 16 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: $13,494
• − Mortgage interest: −$7,002
• − Property taxes: −$1,982
• − Insurance: −$625
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,636
• Taxable loss: −$1,910
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $646/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: Yorkshire-Pioneer Central School District
• NCES district ID: 3608970
• Math proficiency: 50% ▼ -17.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $45,735
• Composite: 44.02/100
• National rank: #2885
• State rank: #358 of 590 in NY

Livability — Delevan

• Score: 62/100
• State rank: #861
• US rank: #16623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,207

Population outlook (Cattaraugus County) Hauer SSP2

• Today (2025): 71,623 people
• By 2030: 67,751 · -5.4%
• By 2040: 59,488 · -16.9%
• By 2050: 51,601 · -28.0%
• By 2075: 35,025 · -51.1%
• By 2100: 21,243 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 11% Italian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cattaraugus

• 2024 margin: Solid R (+32.8) · D 33.6% · R 66.4%
• 2008→2024 swing: -22.2pp toward R · 2008: -10.6pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.5 2016: R+34.4 2012: R+13.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.20%
• Current HPI: 254.5285
• 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

+43.7% since first listed

7 events — show timeline

• 2026-05-28 Listed $125,000 WNYREIS
• 2021-02-03 Sold (Public Records) $85,106 Public Records
• 2019-12-17 Sold (Public Records) $74,500 Public Records
• 2019-12-17 Sold (MLS) $74,500 WNYREIS
• 2019-10-19 Pending — WNYREIS
• 2019-10-11 Listed $79,900 WNYREIS
• 2014-10-06 Listed $87,000 WNYREIS

Property tax history

+5.0%/yr

Latest (2025): $1,982 · +14.9% YoY. Source: county tax records.