3585 Roszyk Hill Rd · Machias, NY 14101

$80,000

4 bd · 2.0 ba · 2,560 sqft · SingleFamily · 177 Days on market

Built 1880 3.37 ac lot $31/sqft · 64% below area ↓ 9% 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
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +4.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special! Owners' loss is buyers gain. .. This 4 bed 2 full bath home sits on almost 4 acres. Has access to water in back for kayaking, fishing, goose hunting plus many more activities. House is down to studs with some plumbing and electrical ran by previous owner. Back room had floor pulled up by previous owner to run plumbing for kitchen. New owner has not yet been able to get to property to work on but has maintained grass and snow over two years. This property would be an amazing investment to Airbnb for October fest or skiing in Ellicottville, only 14 min away. All summer long guest can enjoy beautiful views from back door to water. Priced to sell. Sold as is. Machias residents have access to lime lake !

Key facts

• Access to water
• Beautiful views
• Almost 4 acres

Tags

• ACCESS TO WATER
• ALMOST 4 ACRES
• BEAUTIFUL VIEWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,164 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B+; Watch: employment C-, schools F, amenities 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: 9 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 $3k of equity ($553 loan paydown + $2k appreciation (2.9% 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 (2.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $80k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.79% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.08%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (median comp): $224,473
• List price: $80,000
• Delta: -64.36%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

2.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.16×
• Total profit: $48,351
• Equity at exit: $35,317

10-year hold

• IRR: 38.7%
• Equity multiple: 6.26×
• Total profit: $117,779
• Equity at exit: $53,924

Cash invested: $22,400 (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 14101

• Home prices YoY: 1.1%
• Active inventory: 9
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $618

Break-even live

Break-even rent $648

Max offer price $80,000

Occupancy floor 52%

Sensitivity live

Price	-10% $663	-5% $640	+0% $618	+5% $595	+10% $572
Rent	-10% $505	-5% $561	+0% $618	+5% $674	+10% $731
Rate	-1.0pp $658	-0.5pp $638	base $618	+0.5pp $597	+1.0pp $576

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $80,000 Active 177 DOM
2. 2026-06-18
   days on market $80,000 Active 175 DOM
3. 2026-06-17
   days on market $80,000 Active 174 DOM
4. 2026-06-16
   days on market $80,000 Active 173 DOM
5. 2026-06-15
   days on market $80,000 Active 172 DOM
6. 2026-06-13
   days on market $80,000 Active 170 DOM
7. 2026-06-12
   days on market $80,000 Active 169 DOM
8. 2026-06-09
   days on market $80,000 Active 166 DOM
9. 2026-06-08
   days on market $80,000 Active 165 DOM
10. 2026-06-07
    days on market $80,000 Active 164 DOM
11. 2026-06-07
    days on market $80,000 Active 163 DOM
12. 2026-06-04
    days on market $80,000 Active 160 DOM
13. 2026-06-02
    days on market $80,000 Active 159 DOM
14. 2026-06-01
    days on market $80,000 Active 158 DOM
15. 2026-05-31
    days on market $80,000 Active 157 DOM
16. 2026-04-03
    price $80,000 726-char remark

    Show marketing remark (726 chars)

    Investor Special! Owners' loss is buyers gain. .. This 4 bed 2 full bath home sits on almost 4 acres. Has access to water in back for kayaking, fishing, goose hunting plus many more activities. House is down to studs with some plumbing and electrical ran by previous owner. Back room had floor pulled up by previous owner to run plumbing for kitchen. New owner has not yet been able to get to property to work on but has maintained grass and snow over two years. This property would be an amazing investment to Airbnb for October fest or skiing in Ellicottville, only 14 min away. All summer long guest can enjoy beautiful views from back door to water. Priced to sell. Sold as is. Machias residents have access to lime lake !

17. 2026-03-25
    status Active 726-char remark

    Show marketing remark (726 chars)

    Investor Special! Owners' loss is buyers gain. .. This 4 bed 2 full bath home sits on almost 4 acres. Has access to water in back for kayaking, fishing, goose hunting plus many more activities. House is down to studs with some plumbing and electrical ran by previous owner. Back room had floor pulled up by previous owner to run plumbing for kitchen. New owner has not yet been able to get to property to work on but has maintained grass and snow over two years. This property would be an amazing investment to Airbnb for October fest or skiing in Ellicottville, only 14 min away. All summer long guest can enjoy beautiful views from back door to water. Priced to sell. Sold as is. Machias residents have access to lime lake !

18. 2026-03-21
    historical 726-char remark

    Show marketing remark (726 chars)

    Investor Special! Owners' loss is buyers gain. .. This 4 bed 2 full bath home sits on almost 4 acres. Has access to water in back for kayaking, fishing, goose hunting plus many more activities. House is down to studs with some plumbing and electrical ran by previous owner. Back room had floor pulled up by previous owner to run plumbing for kitchen. New owner has not yet been able to get to property to work on but has maintained grass and snow over two years. This property would be an amazing investment to Airbnb for October fest or skiing in Ellicottville, only 14 min away. All summer long guest can enjoy beautiful views from back door to water. Priced to sell. Sold as is. Machias residents have access to lime lake !

19. 2026-03-11
    price $87,500 726-char remark

    Show marketing remark (726 chars)

    Investor Special! Owners' loss is buyers gain. .. This 4 bed 2 full bath home sits on almost 4 acres. Has access to water in back for kayaking, fishing, goose hunting plus many more activities. House is down to studs with some plumbing and electrical ran by previous owner. Back room had floor pulled up by previous owner to run plumbing for kitchen. New owner has not yet been able to get to property to work on but has maintained grass and snow over two years. This property would be an amazing investment to Airbnb for October fest or skiing in Ellicottville, only 14 min away. All summer long guest can enjoy beautiful views from back door to water. Priced to sell. Sold as is. Machias residents have access to lime lake !

20. 2026-02-17
    price $92,500 726-char remark

    Show marketing remark (726 chars)

    Investor Special! Owners' loss is buyers gain. .. This 4 bed 2 full bath home sits on almost 4 acres. Has access to water in back for kayaking, fishing, goose hunting plus many more activities. House is down to studs with some plumbing and electrical ran by previous owner. Back room had floor pulled up by previous owner to run plumbing for kitchen. New owner has not yet been able to get to property to work on but has maintained grass and snow over two years. This property would be an amazing investment to Airbnb for October fest or skiing in Ellicottville, only 14 min away. All summer long guest can enjoy beautiful views from back door to water. Priced to sell. Sold as is. Machias residents have access to lime lake !

21. 2025-12-21
    listed $95,000 Active 726-char remark

    Show marketing remark (726 chars)

    Investor Special! Owners' loss is buyers gain. .. This 4 bed 2 full bath home sits on almost 4 acres. Has access to water in back for kayaking, fishing, goose hunting plus many more activities. House is down to studs with some plumbing and electrical ran by previous owner. Back room had floor pulled up by previous owner to run plumbing for kitchen. New owner has not yet been able to get to property to work on but has maintained grass and snow over two years. This property would be an amazing investment to Airbnb for October fest or skiing in Ellicottville, only 14 min away. All summer long guest can enjoy beautiful views from back door to water. Priced to sell. Sold as is. Machias residents have access to lime lake !

22. 2025-12-10
    historical
23. 2025-12-08
    price $95,000
24. 2025-10-13
    price $99,999
25. 2025-09-26
    price $100,000
26. 2025-09-10
    listed $115,000 Active
27. 2023-07-20
    soldstatus $30,000 Closed Sale or Rented
28. 2023-06-10
    status Pending Sale
29. 2023-05-17
    status Under Contract- Do Not Show
30. 2023-05-11
    listed $47,500 Active
31. 2020-12-18
    soldstatus $23,500 Closed Sale or Rented
32. 2020-12-18
    soldstatus $23,500
33. 2020-10-30
    status Pending Sale
34. 2020-10-21
    status Under Contract- Do Not Show
35. 2020-10-09
    listed $39,900 Active
36. 2014-12-12
    soldstatus $88,934
37. 2014-12-12
    soldstatus $88,934
38. 2014-05-08
    listed $87,800

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $1,029 · $86/mo
• Expected delta: +$323/yr (+$27/mo · 45.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $17,154
• − Mortgage interest: −$4,481
• − Property taxes: −$707
• − Insurance: −$400
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,327
• Taxable income: $6,494
• Est. tax owed @ 24.0%: −$1,559
• After-tax cash flow: $5,852/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 — Machias

• Score: 51/100
• State rank: #1164
• US rank: #25256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Machias, NY
• Population (ZIP): 1,984

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 (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Polish 4% Slovak 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 4%

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: ▲ 2.85%
• Current HPI: 269.726
• 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

-8.9% since first listed

23 events — show timeline

• 2026-04-03 Price Changed $80,000 WNYREIS
• 2026-03-25 Relisted — WNYREIS
• 2026-03-21 Listing Removed — WNYREIS
• 2026-03-11 Price Changed $87,500 WNYREIS
• 2026-02-17 Price Changed $92,500 WNYREIS
• 2025-12-21 Listed $95,000 WNYREIS
• 2025-12-10 Listing Removed — WNYREIS
• 2025-12-08 Price Changed $95,000 WNYREIS
• 2025-10-13 Price Changed $99,999 WNYREIS
• 2025-09-26 Price Changed $100,000 WNYREIS
• 2025-09-10 Listed $115,000 WNYREIS
• 2023-07-20 Sold (MLS) $30,000 WNYREIS
• 2023-06-10 Pending — WNYREIS
• 2023-05-17 Pending — WNYREIS
• 2023-05-11 Listed $47,500 WNYREIS
• 2020-12-18 Sold (Public Records) $23,500 Public Records
• 2020-12-18 Sold (MLS) $23,500 WNYREIS
• 2020-10-30 Pending — WNYREIS
• 2020-10-21 Pending — WNYREIS
• 2020-10-09 Listed $39,900 WNYREIS
• 2014-12-12 Sold (Public Records) $88,934 Public Records
• 2014-12-12 Sold (MLS) $88,934 WNYREIS
• 2014-05-08 Listed $87,800 WNYREIS

Property tax history

-5.8%/yr

Latest (2025): $707 · +8.8% YoY. Source: county tax records.