1108 Macduffie Dr · Weston Mills, NY 14743

$109,350

4 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 154 Days on market

Built 1973 2.54 ac lot $71/sqft · 48% below area Est $212k · 48% under

---

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 +22.4/30.0
• ARV discount +15.0/15.0
• Appreciation +9.2/10.0
• 1% rule +7.4/10.0
• DSCR +7.2/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW PRICE! Nice home with attached two car garage in the country Hinsdale, NY. 2.54 acres with beautiful views from the private backyard. Nice size kitchen, dining room opens to back partially covered deck. Convenient half bath on first floor. Four bedrooms with closets and full bath with tub and shower upstairs. Home needs TLC, what a great project to make your own. Short commute to Olean, NY. Pool shown in pictures has since been removed. This is an AS IS purchase. Electric is on, plumbing has been winterized. No water or septic testing will be done before closing. Appliances not guaranteed.

Key facts

• Private backyard
• 2.54 acre lot
• 2 garage spots

Tags

• ATTACHED TWO CAR GARAGE
• PRIVATE BACKYARD
• PARTIALLY COVERED DECK
• SHORT COMMUTE TO OLEAN

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.3% in Weston Mills — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#667 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Hinsdale Central School District (town): math 60% / reading 59% proficiency, ranked #297 of 755 in NY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 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 $10k of equity ($756 loan paydown + $9k appreciation (8.3% 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 (8.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $41k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $96,228 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.24% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 6.7

CMA / ARV

• ARV (median comp): $211,798
• List price: $109,350
• Delta: -48.37%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

8.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.93×
• Total profit: $58,956
• Equity at exit: $85,393

10-year hold

• IRR: 23.5%
• Equity multiple: 6.32×
• Total profit: $162,741
• Equity at exit: $171,762

Cash invested: $30,618 (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 14743

• Home prices YoY: 2.6%
• Active inventory: 18
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$573
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $183

Break-even live

Break-even rent $1,121

Max offer price $109,350

Occupancy floor 82%

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: $27,338
• Closing costs: $3,280
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   statusdays on market $109,350 Pending 154 DOM
2. 2026-06-08
   days on market $109,350 Active 153 DOM
3. 2026-06-07
   days on market $109,350 Active 152 DOM
4. 2026-06-05
   days on market $109,350 Active 150 DOM
5. 2026-06-04
   days on market $109,350 Active 148 DOM
6. 2026-06-02
   days on market $109,350 Active 147 DOM
7. 2026-06-01
   days on market $109,350 Active 146 DOM
8. 2026-05-31
   days on market $109,350 Active 145 DOM
9. 2026-05-19
   price $109,350 601-char remark

   Show marketing remark (601 chars)

   NEW PRICE! Nice home with attached two car garage in the country Hinsdale, NY. 2.54 acres with beautiful views from the private backyard. Nice size kitchen, dining room opens to back partially covered deck. Convenient half bath on first floor. Four bedrooms with closets and full bath with tub and shower upstairs. Home needs TLC, what a great project to make your own. Short commute to Olean, NY. Pool shown in pictures has since been removed. This is an AS IS purchase. Electric is on, plumbing has been winterized. No water or septic testing will be done before closing. Appliances not guaranteed.

10. 2026-03-27
    price $121,500 601-char remark

    Show marketing remark (601 chars)

    NEW PRICE! Nice home with attached two car garage in the country Hinsdale, NY. 2.54 acres with beautiful views from the private backyard. Nice size kitchen, dining room opens to back partially covered deck. Convenient half bath on first floor. Four bedrooms with closets and full bath with tub and shower upstairs. Home needs TLC, what a great project to make your own. Short commute to Olean, NY. Pool shown in pictures has since been removed. This is an AS IS purchase. Electric is on, plumbing has been winterized. No water or septic testing will be done before closing. Appliances not guaranteed.

11. 2026-02-13
    price $135,000 601-char remark

    Show marketing remark (601 chars)

    NEW PRICE! Nice home with attached two car garage in the country Hinsdale, NY. 2.54 acres with beautiful views from the private backyard. Nice size kitchen, dining room opens to back partially covered deck. Convenient half bath on first floor. Four bedrooms with closets and full bath with tub and shower upstairs. Home needs TLC, what a great project to make your own. Short commute to Olean, NY. Pool shown in pictures has since been removed. This is an AS IS purchase. Electric is on, plumbing has been winterized. No water or septic testing will be done before closing. Appliances not guaranteed.

12. 2026-01-06
    listed $150,000 Active 601-char remark

    Show marketing remark (601 chars)

    NEW PRICE! Nice home with attached two car garage in the country Hinsdale, NY. 2.54 acres with beautiful views from the private backyard. Nice size kitchen, dining room opens to back partially covered deck. Convenient half bath on first floor. Four bedrooms with closets and full bath with tub and shower upstairs. Home needs TLC, what a great project to make your own. Short commute to Olean, NY. Pool shown in pictures has since been removed. This is an AS IS purchase. Electric is on, plumbing has been winterized. No water or septic testing will be done before closing. Appliances not guaranteed.

13. 2014-05-08
    soldstatus $88,000 175-char remark

    Show marketing remark (175 chars)

    Beautiful view of the surroundings with this four bedroom home on 2.5 acres. Features include 2 car garage, pool and deck, country living at its best, only 6 miles from Olean.

14. 2014-05-05
    soldstatus $88,000
15. 2013-10-15
    listed $109,000 175-char remark

    Show marketing remark (175 chars)

    Beautiful view of the surroundings with this four bedroom home on 2.5 acres. Features include 2 car garage, pool and deck, country living at its best, only 6 miles from Olean.

ⓘ 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: $3,202 · $267/mo
• Projected year-2 tax: $3,202 · $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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 15 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: $16,230
• − Mortgage interest: −$6,125
• − Property taxes: −$3,202
• − Insurance: −$547
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,181
• Taxable income: $578
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,053/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: Hinsdale Central School District
• NCES district ID: 3614490
• Math proficiency: 60% ▲ 1.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $43,001
• Composite: 51.63/100
• National rank: #3630
• State rank: #297 of 755 in NY

Livability — Weston Mills

• Score: 65/100
• State rank: #667
• US rank: #12400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 95
• Population (ZIP): 2,095

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 (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: Romanian 6% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada

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: ▲ 8.31%
• Current HPI: 321.4238
• 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

+0.3% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $109,350 WNYREIS
• 2026-03-27 Price Changed $121,500 WNYREIS
• 2026-02-13 Price Changed $135,000 WNYREIS
• 2026-01-06 Listed $150,000 WNYREIS
• 2014-05-08 Sold (MLS) $88,000 WNYREIS
• 2014-05-05 Sold (Public Records) $88,000 Public Records
• 2013-10-15 Listed $109,000 WNYREIS

Property tax history

-1.2%/yr

Latest (2025): $3,202 · +7.7% YoY. Source: county tax records.