187 W Main St · Angelica, NY 14709

$94,900

4 bd · 1.0 ba · 1,985 sqft · SingleFamily public records · 20 Days on market

Built 1899 0.48 ac lot Est $79k · 20% over

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +6.4/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Includes 5 bedrooms, 1 bath, kitchen, spacious living room and mudroom.   Majority of the downstairs floors are beautifully designed hardwood. Enjoy the large wrap-around porch and the large backyard for family gatherings. The Village of Angelica has a park with a basketball court and playground for the kids.   Also, the Village has many craft stores, antique stores, and pottery shops, along with several events throughout the year.

Key facts

• Usable yard space
• Updated full bath
• Updated cupboards

Tags

• WRAP-AROUND PORCH
• UPDATED FULL BATH
• EAT-IN KITCHEN
• UPDATED CUPBOARDS
• USABLE YARD SPACE

Property features AI

Finance

• Other: Resale property

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic tank; Electric service (standard)
• Home design: 2-story house; Existing (previously built) structure; Stone foundation
• Construction: Frame construction with wood siding; Asphalt roof
• Exterior features: Covered porch; Gravel driveway; Rectangular residential lot; Road frontage on a city street; Lot dimensions approximately 75 x 269

Interior

• Kitchen: Eat-in kitchen
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Gravity heating
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $29 ($342/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#944 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, schools D-, crime F.
• Genesee Valley Central School District (rural): math 52% / reading 50% proficiency, ranked #453 of 755 in NY (top 60%) — 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 ($656 loan paydown + $3k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $56k; list at $95k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $314/mo; built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1899 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.46%
• DSCR: 1.69
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $79,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W Main St	0.07mi	3/2.0 (-1)	1,788 (-10%)	9mo	$115,900	$65	64
47 Mechanic St	0.36mi	4/1.0	1,788 (-10%)	14mo	$30,000	$17	55
106 Mechanic St	0.25mi	3/1.0 (-1)	1,782 (-10%)	20mo	$72,000	$40	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.47×
• Total profit: $12,476
• Equity at exit: $41,565

10-year hold

• IRR: 11.1%
• Equity multiple: 2.64×
• Total profit: $43,552
• Equity at exit: $63,210

Cash invested: $26,572 (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 14709

• Home prices YoY: 1.0%
• Active inventory: 20
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$40
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $29

Break-even live

Break-even rent $1,338

Max offer price $94,900

Occupancy floor 93%

Sensitivity live

Price	-10% $82	-5% $55	+0% $29	+5% $2	+10% $-25
Rent	-10% $-80	-5% $-26	+0% $29	+5% $83	+10% $137
Rate	-1.0pp $76	-0.5pp $53	base $29	+0.5pp $4	+1.0pp $-21

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $94,900 Active 20 DOM
2. 2026-06-21
   days on market $94,900 Active 19 DOM
3. 2026-06-18
   days on market $94,900 Active 17 DOM
4. 2026-06-17
   days on market $94,900 Active 16 DOM
5. 2026-06-16
   days on market $94,900 Active 15 DOM
6. 2026-06-15
   days on market $94,900 Active 14 DOM
7. 2026-06-13
   days on market $94,900 Active 12 DOM
8. 2026-06-12
   days on market $94,900 Active 11 DOM
9. 2026-06-09
   days on market $94,900 Active 8 DOM
10. 2026-06-08
    days on market $94,900 Active 7 DOM
11. 2026-06-07
    days on market $94,900 Active 6 DOM
12. 2026-06-05
    days on market $94,900 Active 4 DOM
13. 2026-06-04
    days on market $94,900 Active 2 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    listed $94,900 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: $2,474 · $206/mo
• Projected year-2 tax: $2,474 · $206/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 6/10 Major FEMA zone A · 27% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,491
• − Mortgage interest: −$5,316
• − Property taxes: −$2,474
• − Insurance: −$4,240
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,761
• Taxable loss: −$938
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $567/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: Genesee Valley Central School District
• NCES district ID: 3600017
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $43,704
• Composite: 45.0/100
• National rank: #5858
• State rank: #453 of 755 in NY

Livability — Angelica

• Score: 61/100
• State rank: #944
• US rank: #18364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angelica, NY
• Population (ZIP): 1,190

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▲ 2.79%
• Current HPI: 270.867
• 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

+72.5% since first listed

15 events — show timeline

• 2026-06-01 Listed $94,900 CNYIS
• 2022-03-11 Sold (Public Records) $56,500 Public Records
• 2019-06-10 Listing Removed — CNYIS
• 2019-03-22 Listed $69,900 CNYIS
• 2017-06-13 Sold (MLS) $54,900 CNYIS
• 2017-06-12 Sold (Public Records) $54,900 Public Records
• 2017-03-30 Contingent — CNYIS
• 2017-01-16 Listed $54,900 CNYIS
• 2016-12-23 Listing Removed — UNYREIS
• 2015-12-23 Listed $59,900 UNYREIS
• 2014-02-27 Listed $64,900 WNYREIS
• 2012-05-23 Sold (Public Records) $65,000 Public Records
• 2012-05-22 Sold (MLS) $65,000 WNYREIS
• 2012-01-16 Listed $74,900 WNYREIS
• 2008-02-22 Sold (Public Records) $55,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $2,474 · -0.1% YoY. Source: county tax records.