12760 Bowen Rd · Kennedy, NY 14772

$62,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 9 Days on market

Built 1955 0.74 ac lot ↓ 26% 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 +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bring your vision and unlock the potential of this 3 bedroom ranch home situated on a picturesque country lot. Offering a functional floor plan, the home features 3 bedrooms, 1 full bathroom, and a spacious bonus room that could easily serve as a 4th bedroom, home office, family room, gym, or hobby space. With some updates and TLC, this property presents an excellent opportunity to build equity and create the home you've been dreaming of. Enjoy the peaceful country setting, generous outdoor space, and endless possibilities this property has to offer. Whether you're a homeowner looking for a project or an investor seeking your next opportunity, this property is ready for its next chapter. Pr

Key facts

• Spacious bonus room
• Country lot
• 0.74 acre lot

Tags

• COUNTRY LOT
• FUNCTIONAL FLOOR PLAN
• SPACIOUS BONUS ROOM
• GENEROUS OUTDOOR SPACE
• PEACEFUL COUNTRY SETTING

Property features AI

Exterior

• Parking: Attached garage; One garage space
• Utilities: Public water connected; Septic tank for sewer; Water service connected
• Home design: Single-story home; Vinyl siding; Resale property; Block foundation
• Construction: Vinyl siding construction; Block foundation; Existing (previously built)
• Exterior features: Gravel driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 231 x 140

Interior

• Kitchen: Appliances negotiable; Propane water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl flooring; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating; Baseboard heating
• Interior features: Separate/formal dining room; Bedroom on main level; Full basement
• Laundry & utility: Propane water heater (utility)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).

Location & tenants

• Location reads 60/100 on livability (#986 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: employment D+, schools F, crime F.
• Randolph Central School District (rural): math 46% / reading 57% proficiency, ranked #370 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 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 $6k of equity ($432 loan paydown + $5k appreciation (8.1% 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 (8.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,500

Questions for the listing agent

1. Built in 1955 — 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. Schools are F-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: 2.10% ✓
• Cap rate: 16.55%
• Cash-on-cash: 36.62%
• DSCR: 2.63
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.8%
• Equity multiple: 4.45×
• Total profit: $60,357
• Equity at exit: $48,050

10-year hold

• IRR: 44.9%
• Equity multiple: 9.57×
• Total profit: $150,004
• Equity at exit: $95,924

Cash invested: $17,500 (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 14772

• Home prices YoY: 2.7%
• Active inventory: 16
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $534

Break-even live

Break-even rent $638

Max offer price $62,500

Occupancy floor 54%

Sensitivity live

Price	-10% $569	-5% $552	+0% $534	+5% $516	+10% $499
Rent	-10% $430	-5% $482	+0% $534	+5% $586	+10% $638
Rate	-1.0pp $566	-0.5pp $550	base $534	+0.5pp $518	+1.0pp $501

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $62,500 Active 9 DOM
2. 2026-06-18
   days on market $62,500 Active 7 DOM
3. 2026-06-17
   days on market $62,500 Active 6 DOM
4. 2026-06-16
   days on market $62,500 Active 5 DOM
5. 2026-06-15
   days on market $62,500 Active 4 DOM
6. 2026-06-13
   days on market $62,500 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $62,500 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: $1,807 · $151/mo
• Projected year-2 tax: $1,807 · $151/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 1/10 Low 5 d/yr ≥88°F today · 11 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: $15,774
• − Mortgage interest: −$3,501
• − Property taxes: −$1,807
• − Insurance: −$312
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$1,818
• Taxable income: $5,811
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $5,014/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: Randolph Central School District
• NCES district ID: 3624090
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 57% ▲ 6.00%
• Median HH income: $42,406
• Composite: 43.26/100
• National rank: #3053
• State rank: #370 of 590 in NY

Livability — Kennedy

• Score: 60/100
• State rank: #986
• US rank: #19268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,035
• Population (ZIP): 4,431

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Polish 5% Iranian 5% Romanian 4%
• Foreign-born: 0%
• Languages at home: 87% English-only · German/W. Germanic 11% French/Haitian/Cajun 1%

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: ▲ 8.13%
• Current HPI: 306.799
• 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

-26.5% since first listed

5 events — show timeline

• 2026-06-11 Listed $62,500 UNYREIS
• 2025-11-25 Listing Removed — UNYREIS
• 2025-11-14 Price Changed $71,900 UNYREIS
• 2025-10-08 Price Changed $79,900 UNYREIS
• 2025-09-17 Listed $85,000 UNYREIS

Property tax history

+0.4%/yr

Latest (2025): $1,807 · +6.1% YoY. Source: county tax records.