Cr-38 · Oswayo, PA 14708

$64,900

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 134 Days on market

Built 2001 34 ac lot

---

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 +24.7/30.0
• 1% rule +8.2/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This hunting and recreational property consists of a cabin on 34 acres in Alma NY, Allegany County. This off-grid cabin is located on a private and wooded parcel ideal for hunting and recreation. A right-of-way from two roads provide access to the property. The cabin has a covered front porch leading into an open living and dining area. A wood stove provides heat. The kitchen is in place and ready to be finished. A large second-floor loft offers room for several beds. The land is mostly a mix of hardwoods and pines with tree stands that will convey with the sale. There is an active oil well on the property, and surface rights will transfer. A short drive takes you to Alma Pond which is DEC-

Key facts

• Off-grid cabin
• Covered front porch
• Wood stove

Tags

• OFF-GRID CABIN
• PRIVATE AND WOODED PARCEL
• COVERED FRONT PORCH
• OPEN LIVING AND DINING AREA
• WOOD STOVE
• LARGE SECOND-FLOOR LOFT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,545 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D, amenities 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.
• Zoned schools: Wellsville Elementary School (math 43% / reading 42%, grade F, #1,356 of 2,108 statewide, top 64%, 482 students, 50% FRL); Wellsville Secondary School (math 42% / reading 62%, grade D+, #946 of 1,100 statewide, top 88%, 647 students, 35% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.32% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.9%
• Equity multiple: 1.91×
• Total profit: $16,521
• Equity at exit: $29,182

10-year hold

• IRR: 17.6%
• Equity multiple: 3.58×
• Total profit: $46,819
• Equity at exit: $44,973

Cash invested: $18,172 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $136

Break-even live

Break-even rent $683

Max offer price $64,900

Occupancy floor 79%

Sensitivity live

Price	-10% $172	-5% $154	+0% $136	+5% $117	+10% $99
Rent	-10% $68	-5% $102	+0% $136	+5% $169	+10% $203
Rate	-1.0pp $168	-0.5pp $152	base $136	+0.5pp $119	+1.0pp $102

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-03
   soldstatus $65,000
2. 2025-12-03
   status Pending
3. 2025-11-19
   price $64,900
4. 2025-07-22
   listed $79,900 Active
5. 2002-01-25
   soldstatus $10,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,067 · $172/mo
• Projected year-2 tax: $2,067 · $172/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 1/10 Low 7 d/yr ≥89°F today · 16 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: $10,256
• − Mortgage interest: −$3,635
• − Property taxes: −$2,067
• − Insurance: −$324
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$1,888
• Taxable income: $700
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $1,459/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 — Oswayo

• Score: 59/100
• State rank: #1545
• US rank: #20337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 139

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 9% Italian 5% Serbian 4%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+519.0% since first listed

5 events — show timeline

• 2026-04-03 Sold (Public Records) $65,000 Public Records
• 2025-12-03 Pending — CNYIS
• 2025-11-19 Price Changed $64,900 CNYIS
• 2025-07-22 Listed $79,900 CNYIS
• 2002-01-25 Sold (Public Records) $10,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,067 · -4.1% YoY. Source: county tax records.