53 E Main St · Angelica, NY 14709

$142,900

2 bd · 2.5 ba · 1,588 sqft · SingleFamily public records · 24 Days on market

Built 1905 0.64 ac lot Est $103k · 38% over

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Why this score? — see what drove the F 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 +7.8/30.0
• Appreciation +6.4/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks

This home and oversized garage is located in the Village of Angelica NY, Allegany County. This spacious two-story village home offers the combination many buyers are searching for, a walkable neighborhood setting with a large yard, oversized detached garage, and flexible living space for everyday family life. Bordering the village athletic fields and set on a 0.64-acre lot, the property provides open views, room to spread out, and outdoor space that’s hard to find in a village setting. Inside, the home offers 1,588 square feet with a practical and comfortable layout. The eat-in kitchen provides plenty of cabinet space and flows directly into the main living areas, while the dining roo

Key facts

• Large yard
• Eat-in kitchen
• Outdoor space

Tags

• OVERSIZED GARAGE
• LARGE YARD
• FLEXIBLE LIVING SPACE
• OUTDOOR SPACE
• EAT-IN KITCHEN
• LARGE PICTURE WINDOWS

Property features AI

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Utilities: Public water (connected); Septic tank
• Home design: 2-story home; Existing structure
• Construction: Frame construction with wood siding; Stone foundation; Asphalt roof
• Exterior features: Gravel driveway; Covered porch

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Baseboard heating
• Interior features: Eat-in kitchen; Workshop; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (21.6% below list).
• Recommended offer: $112k (21.6% below list) — sets the bar for 1% rule.

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 $5k of equity ($988 loan paydown + $4k 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.
• By year 7, 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 24 days — a 2% lower offer ($141k) 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 $55k; list at $143k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,058 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $103,220
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 E Main St	0.09mi	3/2.0 (+1)	1,804 (+14%)	3mo	$150,000	$83	64
34 Olean St	0.52mi	3/1.0 (+1)	1,636 (+3%)	8mo	$40,000	$24	54
114 Elizabeth St	0.56mi	3/2.0 (+1)	1,512 (-5%)	8mo	$165,000	$109	52
106 Mechanic St	0.43mi	3/1.0 (+1)	1,782 (+12%)	20mo	$72,000	$40	31
221 W Main St	0.74mi	3/2.0 (+1)	1,788 (+13%)	9mo	$115,900	$65	30

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: 2.5%
• Equity multiple: 1.14×
• Total profit: $5,692
• Equity at exit: $62,589

10-year hold

• IRR: 6.1%
• Equity multiple: 1.91×
• Total profit: $36,341
• Equity at exit: $95,182

Cash invested: $40,012 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$749
• Tax from tax record: −$233 /mo · $2,802/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-157

Break-even live

Break-even rent $1,319

Max offer price $115,141

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-117	+0% $-157	+5% $-198	+10% $-238
Rent	-10% $-246	-5% $-201	+0% $-157	+5% $-113	+10% $-69
Rate	-1.0pp $-85	-0.5pp $-121	base $-157	+0.5pp $-194	+1.0pp $-232

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: $35,725
• Closing costs: $4,287
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $142,900 Active 24 DOM
2. 2026-06-21
   days on market $142,900 Active 23 DOM
3. 2026-06-21
   days on market $142,900 Active 22 DOM
4. 2026-06-18
   days on market $142,900 Active 20 DOM
5. 2026-06-17
   days on market $142,900 Active 19 DOM
6. 2026-06-16
   days on market $142,900 Active 18 DOM
7. 2026-06-15
   days on market $142,900 Active 17 DOM
8. 2026-06-13
   days on market $142,900 Active 15 DOM
9. 2026-06-12
   days on market $142,900 Active 14 DOM
10. 2026-06-09
    days on market $142,900 Active 11 DOM
11. 2026-06-08
    days on market $142,900 Active 10 DOM
12. 2026-06-07
    days on market $142,900 Active 9 DOM
13. 2026-06-05
    days on market $142,900 Active 7 DOM
14. 2026-06-04
    days on market $142,900 Active 5 DOM
15. 2026-06-02
    days on market $142,900 Active 4 DOM
16. 2026-06-01
    days on market $142,900 Active 3 DOM
17. 2026-05-31
    days on market $142,900 Active 2 DOM
18. 2026-05-29
    listed $142,900 Active
19. 2023-12-27
    status Pending
20. 2023-09-08
    status Under Contract- Do Not Show
21. 2023-09-07
    historical
22. 2023-07-09
    listed $122,900 Active
23. 2003-03-18
    soldstatus $55,120

ⓘ 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: $2,802 · $233/mo
• Projected year-2 tax: $2,802 · $233/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 X · 95% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 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: $13,447
• − Mortgage interest: −$8,005
• − Property taxes: −$2,802
• − Insurance: −$714
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$4,157
• Taxable loss: −$4,382
• Est. tax savings @ 24.0%: +$1,052
• After-tax cash flow: $-834/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

+159.3% since first listed

6 events — show timeline

• 2026-05-29 Listed $142,900 CNYIS
• 2023-12-27 Pending — UNYREIS
• 2023-09-08 Pending — UNYREIS
• 2023-09-07 Listing Removed — UNYREIS
• 2023-07-09 Listed $122,900 UNYREIS
• 2003-03-18 Sold (Public Records) $55,120 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,802 · -0.1% YoY. Source: county tax records.