4986 Route 219 · Ellicottville, NY 14741

$119,500

3 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 472 Days on market

Built 1885 3,485 sqft lot $77/sqft · 46% below area Est $223k · 46% 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).

• Cash flow +16.8/30.0
• ARV discount +15.0/15.0
• Appreciation +6.2/10.0
• Schools +5.5/10.0
• DSCR +5.2/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LARGE PRICE REDUCTION, PRICED TO SELL!!! " OPEN TO OFFERS " Well maintained 2 story home with 3 bedrooms, 2 full baths and a large backyard . Large driveway with ample parking. Large front entry foyer. Side porch leads to Kitchen. Rear entry opens up to a 20 x 10 rear deck. Private Back yard has a shed, fire pit and fenced on 3 sides. (Fence needs repair). Home is vinyl sided with architectural shingled roof and thermopane windows. First floor has bedroom and den/office 15x13 Living Room, open design kitchen with plenty of cupboards, recessed to configure to your needs. Large Bath/Laundry with skylight, walk in shower, and a trap door to the partial basement. Gas boiler furnace with boiler mate for hot water. Shallow well pump and filter. Second floor has full bath with tub and shower, 2 nice sized bedrooms and a huge storage room 18x10. All floors throughout are tile or laminate for easy care. Great location! Minutes to Ellicottville or Salamanca. With some cosmetic improvements this could be the perfect home , Great potential!

Key facts

• Large driveway
• Large backyard
• Private back yard

Tags

• LARGE BACKYARD
• LARGE DRIVEWAY
• SIDE PORCH
• REAR DECK
• PRIVATE BACK YARD
• FIRE PIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $75 ($906/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 0.6% in Ellicottville — 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 70/100 on livability (#422 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living D+, amenities F, commute F.
• Ellicottville Central School District (rural): math 60% / reading 70% proficiency, ranked #179 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 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 $4k of equity ($826 loan paydown + $3k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 472 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $120k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 472 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 1885 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.00% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 8.3

CMA / ARV

• ARV (median comp): $223,274
• List price: $119,500
• Delta: -46.48%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5879 Route 98	0.45mi	3/1.0	1,324 (-14%)	16mo	$209,500	$158	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.46×
• Total profit: $15,456
• Equity at exit: $49,696

10-year hold

• IRR: 11.3%
• Equity multiple: 2.59×
• Total profit: $53,205
• Equity at exit: $73,586

Cash invested: $33,460 (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 14741

• Home prices YoY: 0.8%
• Active inventory: 31
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $75

Break-even live

Break-even rent $1,105

Max offer price $119,500

Occupancy floor 89%

Sensitivity live

Price	-10% $143	-5% $109	+0% $75	+5% $42	+10% $8
Rent	-10% $-19	-5% $28	+0% $75	+5% $123	+10% $170
Rate	-1.0pp $136	-0.5pp $106	base $75	+0.5pp $45	+1.0pp $13

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $119,500 Active 472 DOM
2. 2026-06-18
   days on market $119,500 Active 470 DOM
3. 2026-06-17
   days on market $119,500 Active 469 DOM
4. 2026-06-16
   days on market $119,500 Active 468 DOM
5. 2026-06-15
   days on market $119,500 Active 467 DOM
6. 2026-06-13
   days on market $119,500 Active 465 DOM
7. 2026-06-12
   days on market $119,500 Active 464 DOM
8. 2026-06-09
   days on market $119,500 Active 461 DOM
9. 2026-06-08
   days on market $119,500 Active 460 DOM
10. 2026-06-07
    days on market $119,500 Active 459 DOM
11. 2026-06-07
    days on market $119,500 Active 458 DOM
12. 2026-06-04
    days on market $119,500 Active 455 DOM
13. 2026-06-02
    days on market $119,500 Active 454 DOM
14. 2026-06-01
    days on market $119,500 Active 453 DOM
15. 2026-05-31
    days on market $119,500 Active 452 DOM
16. 2026-03-05
    price $119,500 1059-char remark

    Show marketing remark (1059 chars)

    LARGE PRICE REDUCTION, PRICED TO SELL!!! " OPEN TO OFFERS " Well maintained 2 story home with 3 bedrooms, 2 full baths and a large backyard . Large driveway with ample parking. Large front entry foyer. Side porch leads to Kitchen. Rear entry opens up to a 20 x 10 rear deck. Private Back yard has a shed, fire pit and fenced on 3 sides. (Fence needs repair). Home is vinyl sided with architectural shingled roof and thermopane windows. First floor has bedroom and den/office 15x13 Living Room, open design kitchen with plenty of cupboards, recessed to configure to your needs. Large Bath/Laundry with skylight, walk in shower, and a trap door to the partial basement. Gas boiler furnace with boiler mate for hot water. Shallow well pump and filter. Second floor has full bath with tub and shower, 2 nice sized bedrooms and a huge storage room 18x10. All floors throughout are tile or laminate for easy care. Great location! Minutes to Ellicottville or Salamanca. With some cosmetic improvements this could be the perfect home , Great potential!

17. 2025-07-02
    price $127,500 1059-char remark

    Show marketing remark (1059 chars)

    LARGE PRICE REDUCTION, PRICED TO SELL!!! " OPEN TO OFFERS " Well maintained 2 story home with 3 bedrooms, 2 full baths and a large backyard . Large driveway with ample parking. Large front entry foyer. Side porch leads to Kitchen. Rear entry opens up to a 20 x 10 rear deck. Private Back yard has a shed, fire pit and fenced on 3 sides. (Fence needs repair). Home is vinyl sided with architectural shingled roof and thermopane windows. First floor has bedroom and den/office 15x13 Living Room, open design kitchen with plenty of cupboards, recessed to configure to your needs. Large Bath/Laundry with skylight, walk in shower, and a trap door to the partial basement. Gas boiler furnace with boiler mate for hot water. Shallow well pump and filter. Second floor has full bath with tub and shower, 2 nice sized bedrooms and a huge storage room 18x10. All floors throughout are tile or laminate for easy care. Great location! Minutes to Ellicottville or Salamanca. With some cosmetic improvements this could be the perfect home , Great potential!

18. 2025-05-15
    price $137,500 1059-char remark

    Show marketing remark (1059 chars)

    LARGE PRICE REDUCTION, PRICED TO SELL!!! " OPEN TO OFFERS " Well maintained 2 story home with 3 bedrooms, 2 full baths and a large backyard . Large driveway with ample parking. Large front entry foyer. Side porch leads to Kitchen. Rear entry opens up to a 20 x 10 rear deck. Private Back yard has a shed, fire pit and fenced on 3 sides. (Fence needs repair). Home is vinyl sided with architectural shingled roof and thermopane windows. First floor has bedroom and den/office 15x13 Living Room, open design kitchen with plenty of cupboards, recessed to configure to your needs. Large Bath/Laundry with skylight, walk in shower, and a trap door to the partial basement. Gas boiler furnace with boiler mate for hot water. Shallow well pump and filter. Second floor has full bath with tub and shower, 2 nice sized bedrooms and a huge storage room 18x10. All floors throughout are tile or laminate for easy care. Great location! Minutes to Ellicottville or Salamanca. With some cosmetic improvements this could be the perfect home , Great potential!

19. 2025-03-05
    listed $149,900 Active 1059-char remark

    Show marketing remark (1059 chars)

    LARGE PRICE REDUCTION, PRICED TO SELL!!! " OPEN TO OFFERS " Well maintained 2 story home with 3 bedrooms, 2 full baths and a large backyard . Large driveway with ample parking. Large front entry foyer. Side porch leads to Kitchen. Rear entry opens up to a 20 x 10 rear deck. Private Back yard has a shed, fire pit and fenced on 3 sides. (Fence needs repair). Home is vinyl sided with architectural shingled roof and thermopane windows. First floor has bedroom and den/office 15x13 Living Room, open design kitchen with plenty of cupboards, recessed to configure to your needs. Large Bath/Laundry with skylight, walk in shower, and a trap door to the partial basement. Gas boiler furnace with boiler mate for hot water. Shallow well pump and filter. Second floor has full bath with tub and shower, 2 nice sized bedrooms and a huge storage room 18x10. All floors throughout are tile or laminate for easy care. Great location! Minutes to Ellicottville or Salamanca. With some cosmetic improvements this could be the perfect home , Great potential!

20. 2021-05-17
    soldstatus $76,200
21. 2021-05-14
    soldstatus $74,000 Closed Sale or Rented 532-char remark

    Show marketing remark (532 chars)

    5 Mins from Ellicottville Ski resorts & Ellicottville School district , 2 story home 3 bedroom 2 Full baths , Large Fenced yard includes 2 road frontages, plenty of room in this fenced yard for lots of fun activities . Newer carpets , freshly painted walls, spacious kitchen , appliances included , Newer windows and yes Low Taxes . This Property would be an excellent ski vacation home, or full time residence . Imagine the​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ potential

22. 2021-03-04
    status Pending Sale 532-char remark

    Show marketing remark (532 chars)

    5 Mins from Ellicottville Ski resorts & Ellicottville School district , 2 story home 3 bedroom 2 Full baths , Large Fenced yard includes 2 road frontages, plenty of room in this fenced yard for lots of fun activities . Newer carpets , freshly painted walls, spacious kitchen , appliances included , Newer windows and yes Low Taxes . This Property would be an excellent ski vacation home, or full time residence . Imagine the​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ potential

23. 2020-12-15
    price $79,000 532-char remark

    Show marketing remark (532 chars)

    5 Mins from Ellicottville Ski resorts & Ellicottville School district , 2 story home 3 bedroom 2 Full baths , Large Fenced yard includes 2 road frontages, plenty of room in this fenced yard for lots of fun activities . Newer carpets , freshly painted walls, spacious kitchen , appliances included , Newer windows and yes Low Taxes . This Property would be an excellent ski vacation home, or full time residence . Imagine the​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ potential

24. 2020-12-15
    price $779,000 532-char remark

    Show marketing remark (532 chars)

    5 Mins from Ellicottville Ski resorts & Ellicottville School district , 2 story home 3 bedroom 2 Full baths , Large Fenced yard includes 2 road frontages, plenty of room in this fenced yard for lots of fun activities . Newer carpets , freshly painted walls, spacious kitchen , appliances included , Newer windows and yes Low Taxes . This Property would be an excellent ski vacation home, or full time residence . Imagine the​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ potential

25. 2020-12-15
    status Active 532-char remark

    Show marketing remark (532 chars)

    5 Mins from Ellicottville Ski resorts & Ellicottville School district , 2 story home 3 bedroom 2 Full baths , Large Fenced yard includes 2 road frontages, plenty of room in this fenced yard for lots of fun activities . Newer carpets , freshly painted walls, spacious kitchen , appliances included , Newer windows and yes Low Taxes . This Property would be an excellent ski vacation home, or full time residence . Imagine the​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ potential

26. 2020-07-07
    historical 532-char remark

    Show marketing remark (532 chars)

    5 Mins from Ellicottville Ski resorts & Ellicottville School district , 2 story home 3 bedroom 2 Full baths , Large Fenced yard includes 2 road frontages, plenty of room in this fenced yard for lots of fun activities . Newer carpets , freshly painted walls, spacious kitchen , appliances included , Newer windows and yes Low Taxes . This Property would be an excellent ski vacation home, or full time residence . Imagine the​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ potential

27. 2020-01-20
    listed $87,900 Active 532-char remark

    Show marketing remark (532 chars)

    5 Mins from Ellicottville Ski resorts & Ellicottville School district , 2 story home 3 bedroom 2 Full baths , Large Fenced yard includes 2 road frontages, plenty of room in this fenced yard for lots of fun activities . Newer carpets , freshly painted walls, spacious kitchen , appliances included , Newer windows and yes Low Taxes . This Property would be an excellent ski vacation home, or full time residence . Imagine the​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ potential

28. 2016-06-01
    historical
29. 2016-01-10
    price $84,900
30. 2015-05-13
    listed $89,900 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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 6/10 Major FEMA zone X · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 18 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: $14,402
• − Mortgage interest: −$6,694
• − Property taxes: −$2,354
• − Insurance: −$598
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,476
• Taxable loss: −$1,024
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $1,152/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: Ellicottville Central School District
• NCES district ID: 3610530
• Math proficiency: 60% ▼ -12.00%
• Reading proficiency: 70% ▲ 8.00%
• Median HH income: $51,528
• Composite: 55.33/100
• National rank: #1258
• State rank: #179 of 590 in NY

Livability — Ellicottville

• Score: 70/100
• State rank: #422
• US rank: #7378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,957

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 10% Slovak 2% Iranian 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: ▲ 2.39%
• Current HPI: 294.3511
• 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

+32.9% since first listed

15 events — show timeline

• 2026-03-05 Price Changed $119,500 WNYREIS
• 2025-07-02 Price Changed $127,500 WNYREIS
• 2025-05-15 Price Changed $137,500 WNYREIS
• 2025-03-05 Listed $149,900 WNYREIS
• 2021-05-17 Sold (Public Records) $76,200 Public Records
• 2021-05-14 Sold (MLS) $74,000 WNYREIS
• 2021-03-04 Pending — WNYREIS
• 2020-12-15 Price Changed $79,000 WNYREIS
• 2020-12-15 Price Changed $779,000 WNYREIS
• 2020-12-15 Relisted — WNYREIS
• 2020-07-07 Listing Removed — WNYREIS
• 2020-01-20 Listed $87,900 WNYREIS
• 2016-06-01 Listing Removed — WNYREIS
• 2016-01-10 Price Changed $84,900 WNYREIS
• 2015-05-13 Listed $89,900 WNYREIS

Property tax history

+1.3%/yr

Latest (2025): $2,354 · +7.6% YoY. Source: county tax records.