1948 East Dr · Stannards, NY 14895

$134,900

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 43 Days on market

Built 1972 0.42 ac lot $108/sqft · 30% below area Est $192k · 30% under

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Why this score? — see what drove the C+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Appreciation +10.0/10.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 Bedroom Ranch in Riverview Heights – Willing, NY! Located in the desirable Riverview Heights neighborhood in the Town of Willing, this 1,272 sq ft ranch home offers comfortable one-level living in a quiet residential setting known for its low-traffic, neighborhood feel. The home features 3 bedrooms and 1.5 baths with a functional layout and plenty of natural light throughout. Well-maintained with opportunity for cosmetic updates, allowing a new owner to add their own touch and build equity over time. Situated on a nicely sized lot, there is ample lawn space for outdoor enjoyment, gardening, or entertaining. A 120 sq ft covered back patio provides a great space to relax or enjoy t

Key facts

• 0.42 acre lot
• 2 garage spots
• Built 1972

Property features AI

Exterior

• Parking: Detached garage with electricity; 2 garage spaces
• Utilities: Public water connected; Septic tank; Water connected
• Home design: Single-story home; Existing structure; Entry level on main floor
• Construction: Aluminum siding; Blown-in insulation; Metal roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Patio; Rectangular residential lot; City street frontage; Lot dimensions approximately 100 x 184

Interior

• Kitchen: Dishwasher; Gas cooktop
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating; Has heating
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Main-level primary bedroom; Family room; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $27 ($321/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (0.7% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#940 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, employment B; Watch: schools D, health & safety D, crime F.
• Wellsville Central School District (town): math 42% / reading 53% proficiency, ranked #442 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 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 $14k of equity ($933 loan paydown + $13k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $135k implies a 217% gain — meaningful room to come down on a strong offer.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 0.99% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (median comp): $192,325
• List price: $134,900
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2036 State Route 19	0.26mi	3/1.0	1,182 (-5%)	13mo	$62,000	$52	66

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: 24.9%
• Equity multiple: 2.99×
• Total profit: $75,252
• Equity at exit: $121,529

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $220,429
• Equity at exit: $262,081

Cash invested: $37,772 (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 14895

• Home prices YoY: 6.9%
• Active inventory: 52
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$267 /mo · $3,210/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $27

Break-even live

Break-even rent $1,305

Max offer price $134,900

Occupancy floor 93%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $134,900 Active 43 DOM
2. 2026-06-17
   days on market $134,900 Active 42 DOM
3. 2026-06-16
   days on market $134,900 Active 41 DOM
4. 2026-06-15
   days on market $134,900 Active 40 DOM
5. 2026-06-13
   days on market $134,900 Active 38 DOM
6. 2026-06-12
   days on market $134,900 Active 37 DOM
7. 2026-06-09
   days on market $134,900 Active 34 DOM
8. 2026-06-08
   days on market $134,900 Active 33 DOM
9. 2026-06-07
   days on market $134,900 Active 32 DOM
10. 2026-06-05
    days on market $134,900 Active 30 DOM
11. 2026-06-04
    days on market $134,900 Active 28 DOM
12. 2026-06-02
    pricedays on market $134,900 Active 27 DOM
13. 2026-06-01
    days on market $139,000 Active 26 DOM
14. 2026-05-31
    days on market $139,000 Active 25 DOM
15. 2026-05-06
    listed $139,000 Active 1322-char remark
16. 2000-05-30
    soldstatus $42,500

ⓘ 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: $3,210 · $267/mo
• Projected year-2 tax: $3,210 · $267/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 2/10 Low 7 d/yr ≥89°F today · 17 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: $16,068
• − Mortgage interest: −$7,556
• − Property taxes: −$3,210
• − Insurance: −$674
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,924
• Taxable loss: −$1,868
• Est. tax savings @ 24.0%: +$448
• After-tax cash flow: $769/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: Wellsville Central School District
• NCES district ID: 3630480
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 53% ▲ 6.00%
• Median HH income: $39,964
• Composite: 39.71/100
• National rank: #3903
• State rank: #442 of 590 in NY

Livability — Stannards

• Score: 61/100
• State rank: #940
• US rank: #18310

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: Stannards, NY
• Population (ZIP): 9,117

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 3% Italian 3% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

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: ▲ 18.16%
• Current HPI: 280.3569
• 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

+217.4% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $134,900 UNYREIS
• 2026-05-06 Listed $139,000 UNYREIS
• 2000-05-30 Sold (Public Records) $42,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,210 · +1.5% YoY. Source: county tax records.