00 Brandes Rd · Stannards, NY 14895

$30,900

1 bd · None ba · 600 sqft · SingleFamily public records · 426 Days on market

Built 1994 5.00 ac lot ↓ 21% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This cabin sits on 5 acres located in Willing NY, Allegany County. The cabin consists of 2 bedrooms with an open concept living and dining room.   For heat, there is a wood stove and a wall mount propane heater.   Furnishings convey with the sale.   There is an outhouse next to the cabin.   This property is being sold as-is. The property has frontage on two year-round maintained roads.   The majority of the acreage is across the road from the cabin.   The acreage consists of mostly hardwoods with a small mix of evergreen trees, and a small creek flows throughout the property.   Whitetail deer sign throughout.

Key facts

• 5 acre lot
• Parking
• Built 1994

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $31k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $31k).
• Recommended offer: $27k (12.0% 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: 55 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 $3k of equity ($214 loan paydown + $3k 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, 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 426 days — a 12% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $4k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $27,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 426 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.20% ✓
• Cap rate: 27.50%
• Cash-on-cash: 75.74%
• DSCR: 4.37
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 86.1%
• Equity multiple: 6.97×
• Total profit: $51,635
• Equity at exit: $27,837

10-year hold

• IRR: 80.7%
• Equity multiple: 15.42×
• Total profit: $124,762
• Equity at exit: $60,032

Cash invested: $8,652 (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: 55
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$162
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $546

Break-even live

Break-even rent $297

Max offer price $30,900

Occupancy floor 40%

Sensitivity live

Price	-10% $564	-5% $555	+0% $546	+5% $537	+10% $529
Rent	-10% $468	-5% $507	+0% $546	+5% $585	+10% $624
Rate	-1.0pp $562	-0.5pp $554	base $546	+0.5pp $538	+1.0pp $530

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: $7,725
• Closing costs: $927
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-17
   status Pending
2. 2026-02-25
   price $30,900
3. 2025-11-16
   status Active
4. 2025-09-09
   historical
5. 2024-11-07
   listed $34,900 Active
6. 2024-10-31
   historical
7. 2024-02-27
   listed $38,900 Active

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $712 · $59/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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $11,853
• − Mortgage interest: −$1,731
• − Property taxes: −$712
• − Insurance: −$154
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$899
• Taxable income: $6,460
• Est. tax owed @ 24.0%: −$1,550
• After-tax cash flow: $5,002/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

• 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

-20.6% since first listed

7 events — show timeline

• 2026-03-17 Pending — CNYIS
• 2026-02-25 Price Changed $30,900 CNYIS
• 2025-11-16 Relisted — CNYIS
• 2025-09-09 Listing Removed — CNYIS
• 2024-11-07 Listed $34,900 CNYIS
• 2024-10-31 Listing Removed — CNYIS
• 2024-02-27 Listed $38,900 CNYIS

Property tax history

-2.2%/yr

Latest (2025): $712 · +1.5% YoY. Source: county tax records.