29 E Meadow Ln · Yorkshire, NY 14042

$59,900

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 22 Days on market

Built 1990

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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 +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 29 Meadow Lane! This charming 3 bed/ 2 bath home provides plenty of space and plenty of storage. The exterior offers a maintenance-free metal roof, as well as, newer vinyl windows with a transferrable lifetime warranty. Attached to the home is a convenient 12x40 carport to protect your vehicle and/or tools from the elements and a 8x10 shed for additional storage. The backyard overlooks an undeveloped lot for complete privacy. This property is Move-in Ready with all the amenities. Enjoy an electric range, dishwasher, and refrigerator in the open kitchen and a bonus utility room with high efficiency washer and dryer. The master bedroom is complete with an en-suite bathroom and a walk-in closet. Schedule a showing and prepare to love what you see!

Key facts

• Wooded lot
• Storage shed
• Large carport

Tags

• WOODED LOT
• PRIVATE BACKYARD SETTING
• EXTRA-WIDE STONE DRIVEWAY
• LARGE CARPORT
• RECENTLY BUILT REAR DECK
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#939 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, schools B; Watch: amenities F, commute F, employment F.
• 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; 1 comparable units currently listed for rent nearby; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $40k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.69% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.93%
• DSCR: 2.20
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $209,352
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12202 Church St	0.64mi	3/1.0	1,174 (+3%)	19mo	$215,000	$183	46
12210 Church St	0.65mi	2/1.0 (-1)	1,044 (-9%)	1mo	$57,000	$55	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 44.6%
• Equity multiple: 4.38×
• Total profit: $56,618
• Equity at exit: $53,963

10-year hold

• IRR: 38.7%
• Equity multiple: 9.82×
• Total profit: $147,923
• Equity at exit: $116,373

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 14042

• Home prices YoY: 8.2%
• Active inventory: 22
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $376

Break-even live

Break-even rent $539

Max offer price $59,900

Occupancy floor 58%

Sensitivity live

Price	-10% $410	-5% $393	+0% $376	+5% $359	+10% $342
Rent	-10% $296	-5% $336	+0% $376	+5% $416	+10% $457
Rate	-1.0pp $407	-0.5pp $392	base $376	+0.5pp $361	+1.0pp $345

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12100 Countyline Rd Arcade, NY	2.0	1.0	810	$1,015	$1.25	17d	1	0.83mi

Listing history 5 events

1. 2026-03-28
   status Pending
2. 2026-03-06
   listed $59,900 Active
3. 2023-04-01
   soldstatus $40,000 Closed Sale or Rented 765-char remark

   Show marketing remark (765 chars)

   Welcome to 29 Meadow Lane! This charming 3 bed/ 2 bath home provides plenty of space and plenty of storage. The exterior offers a maintenance-free metal roof, as well as, newer vinyl windows with a transferrable lifetime warranty. Attached to the home is a convenient 12x40 carport to protect your vehicle and/or tools from the elements and a 8x10 shed for additional storage. The backyard overlooks an undeveloped lot for complete privacy. This property is Move-in Ready with all the amenities. Enjoy an electric range, dishwasher, and refrigerator in the open kitchen and a bonus utility room with high efficiency washer and dryer. The master bedroom is complete with an en-suite bathroom and a walk-in closet. Schedule a showing and prepare to love what you see!

4. 2023-02-23
   status Pending Sale 765-char remark

   Show marketing remark (765 chars)

   Welcome to 29 Meadow Lane! This charming 3 bed/ 2 bath home provides plenty of space and plenty of storage. The exterior offers a maintenance-free metal roof, as well as, newer vinyl windows with a transferrable lifetime warranty. Attached to the home is a convenient 12x40 carport to protect your vehicle and/or tools from the elements and a 8x10 shed for additional storage. The backyard overlooks an undeveloped lot for complete privacy. This property is Move-in Ready with all the amenities. Enjoy an electric range, dishwasher, and refrigerator in the open kitchen and a bonus utility room with high efficiency washer and dryer. The master bedroom is complete with an en-suite bathroom and a walk-in closet. Schedule a showing and prepare to love what you see!

5. 2023-01-13
   listed $45,000 Active 765-char remark

   Show marketing remark (765 chars)

   Welcome to 29 Meadow Lane! This charming 3 bed/ 2 bath home provides plenty of space and plenty of storage. The exterior offers a maintenance-free metal roof, as well as, newer vinyl windows with a transferrable lifetime warranty. Attached to the home is a convenient 12x40 carport to protect your vehicle and/or tools from the elements and a 8x10 shed for additional storage. The backyard overlooks an undeveloped lot for complete privacy. This property is Move-in Ready with all the amenities. Enjoy an electric range, dishwasher, and refrigerator in the open kitchen and a bonus utility room with high efficiency washer and dryer. The master bedroom is complete with an en-suite bathroom and a walk-in closet. Schedule a showing and prepare to love what you see!

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,037 · $86/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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°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: $12,180
• − Mortgage interest: −$3,355
• − Property taxes: −$1,037
• − Insurance: −$300
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,743
• Taxable income: $3,797
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $3,605/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 — Yorkshire

• Score: 61/100
• State rank: #939
• US rank: #18260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorkshire, NY
• City population: 183
• 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

+33.1% since first listed

5 events — show timeline

• 2026-03-28 Pending — WNYREIS
• 2026-03-06 Listed $59,900 WNYREIS
• 2023-04-01 Sold (MLS) $40,000 WNYREIS
• 2023-02-23 Pending — WNYREIS
• 2023-01-13 Listed $45,000 WNYREIS

Property tax history

+9.1%/yr

Latest (2025): $1,037 · +15.0% YoY. Source: county tax records.