33 W Main St · Angelica, NY 14709

$136,900

3 bd · 2.0 ba · 2,640 sqft · SingleFamily · 162 Days on market

Built 1900 2,614 sqft lot Est $106k · 30% over ↓ 1% since listing

---

Why this score? — see what drove the D+ 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 +17.6/30.0
• Appreciation +6.4/10.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Property is also listed as - B1648675. Opportunity awaits in the heart of Angelica’s vibrant Main Street district! This 3-unit mixed-use property offers strong income potential with endless versatility for investors, business owners, or those seeking a live/work setup. The main level features a spacious commercial storefront with charming architectural details, ready to accommodate a retail shop, boutique, café, or creative studio. Formerly home to a successful clothing business and once a boutique restaurant, the space includes a half bath, kitchenette, and flexible layout perfect for multiple business concepts. Upstairs, you’ll find a beautifully maintained 3-bedroom ap

Key facts

• Open deck
• New siding
• Three-season porch

Tags

• THREE-SEASON PORCH
• OPEN DECK
• NEW SIDING
• INTERIOR IMPROVEMENTS
• PRIME MAIN STREET LOCATION
• CLOSE PROXIMITY TO COLLEGES

Property features AI

Finance

• Other: Owner pays: Other (see remarks); Rent includes: See remarks
• Financial info: Multi-family (2 units); Three separate gas meters; Three separate electric meters; Operating expenses include electric and utilities; Unit 2 rent listed at $400

Exterior

• Parking: 3-car garage; Common gravel parking with two or more spaces available
• Utilities: Public water connection; Septic tank sewer; Water connected
• Home design: 2-story building; Existing/resale property; Vinyl siding
• Construction: Vinyl siding construction; Built previously (existing property)
• Exterior features: Rectangular lot (approx. 23 x 66); Commercial zoning

Interior

• Kitchen: Unit 2: Oven/Range, Refrigerator, Eat-in kitchen; Unit 1: Dining area with kitchen
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: bedroom count not specified
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms total; Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Forced air heating; Electric heating; Gas heating; Electric water heater; Gas water heater
• Interior features: Full basement
• Laundry & utility: Laundry in-unit (both units)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $133k (2.7% below list).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.

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 ($946 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.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1900 — 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $105,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Olean St	0.30mi	3/1.0	2,893 (+10%)	12mo	$115,000	$40	56

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: 10.1%
• Equity multiple: 1.57×
• Total profit: $21,810
• Equity at exit: $59,961

10-year hold

• IRR: 12.5%
• Equity multiple: 2.83×
• Total profit: $70,043
• Equity at exit: $91,185

Cash invested: $38,332 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,054/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $107

Break-even live

Break-even rent $1,198

Max offer price $136,900

Occupancy floor 87%

Sensitivity live

Price	-10% $201	-5% $154	+0% $107	+5% $59	+10% $12
Rent	-10% $1	-5% $54	+0% $107	+5% $159	+10% $212
Rate	-1.0pp $176	-0.5pp $142	base $107	+0.5pp $71	+1.0pp $35

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: $34,225
• Closing costs: $4,107
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-03-23
   status Active
3. 2026-03-06
   status Pending
4. 2025-12-16
   price $136,900
5. 2025-11-03
   listed $138,900 Active

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

Taxation est. · year 1

• Rental income: $15,992
• − Mortgage interest: −$7,669
• − Property taxes: −$2,054
• − Insurance: −$684
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,983
• Taxable loss: −$956
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $1,510/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

-1.4% since first listed

5 events — show timeline

• 2026-05-01 Pending — WNYREIS
• 2026-03-23 Relisted — WNYREIS
• 2026-03-06 Pending — WNYREIS
• 2025-12-16 Price Changed $136,900 WNYREIS
• 2025-11-03 Listed $138,900 WNYREIS