4547 State Route 364 · Rushville, NY 14507

$59,900

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 17 Days on market

Built 1920 0.54 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 2 bedroom one bathroom home has great potential! Good bones needs rehab. Bring your creativity and plan on brining this home back to life. Large barn with electric.

Key facts

• 0.54 acre lot
• Built 1920
• Listed 17 days

Tags

• LARGE BARN WITH ELECTRIC

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Septic tank; Well water
• Home design: Single-story; Resale property; Shingle roof; Wood siding
• Construction: Stone foundation; Wood siding construction; Shingle roof; Built (existing)
• Exterior features: Dirt driveway; Enclosed porch; Porch; Barn(s); Outbuilding; Irregular lot; Agricultural

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Oil forced-air heating; Has heating
• Interior features: Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Bedroom on main level; Partial basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

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 $2k of equity ($414 loan paydown + $2k 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 4.30% ✓
• Cap rate: 36.76%
• Cash-on-cash: 108.81%
• DSCR: 5.84
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.25×
• Total profit: $104,883
• Equity at exit: $27,681

10-year hold

• IRR: —
• Equity multiple: 15.13×
• Total profit: $236,906
• Equity at exit: $43,250

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 14507

• Home prices YoY: 1.2%
• Active inventory: 12
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,576 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $1,521

Break-even live

Break-even rent $651

Max offer price $59,900

Occupancy floor 36%

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 13 events

1. 2026-06-18
   days on market $59,900 Active 17 DOM
2. 2026-06-17
   days on market $59,900 Active 16 DOM
3. 2026-06-16
   days on market $59,900 Active 15 DOM
4. 2026-06-15
   days on market $59,900 Active 14 DOM
5. 2026-06-13
   days on market $59,900 Active 12 DOM
6. 2026-06-10
   days on market $59,900 Active 9 DOM
7. 2026-06-09
   days on market $59,900 Active 8 DOM
8. 2026-06-09
   days on market $59,900 Active 7 DOM
9. 2026-06-07
   days on market $59,900 Active 6 DOM
10. 2026-06-05
    days on market $59,900 Active 3 DOM
11. 2026-06-03
    days on market $59,900 Active 2 DOM
12. 2026-06-02
    remarks 169-char remark
13. 2026-06-02
    listed $59,900 Active 1 DOM

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,913
• − Mortgage interest: −$3,355
• − Property taxes: −$2,102
• − Insurance: −$300
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − Depreciation: −$1,743
• Taxable income: $18,467
• Est. tax owed @ 24.0%: −$4,432
• After-tax cash flow: $13,818/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

1 event — show timeline

• 2026-06-01 Listed $59,900 UNYREIS

Property tax history

+0.2%/yr

Latest (2025): $2,102 · +9.4% YoY. Source: county tax records.