4010 Main St · Scio, NY 14880

$49,000

2 bd · 1.0 ba · 1,613 sqft · SingleFamily public records · 117 Days on market

Built 1920 0.27 ac lot $30/sqft · 70% below area

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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 +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your next home in the heart of Scio, NY! This charming 3-bedroom, 1-bathroom house is perfect for those seeking a cozy retreat with room to customize to your taste. As you enter, you'll be greeted by the warm and inviting open kitchen and dining area, ideal for family gatherings and entertaining friends. The vaulted ceiling in the spacious living room adds a touch of elegance and plenty of natural light. The convenience of a first-floor bedroom makes this home accessible for all generations. Upstairs, you'll find two more bedrooms, providing ample space for a growing family or guests. The detached garage offers parking and storage space, making it a handy addition for your vehicles and outdoor gear. This property is being sold AS-IS, allowing you to put your personal touch on it and bring out its full potential. With a little TLC, this house can become your dream home. Don't miss out on this fantastic opportunity to make this house your own.

Key facts

• First-floor bedroom
• Vaulted ceiling
• Detached garage

Tags

• OPEN KITCHEN AND DINING AREA
• VAULTED CEILING
• FIRST-FLOOR BEDROOM
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#827 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, health & safety D, crime F.
• Scio Central School District (rural): math 45% / reading 45% proficiency, ranked #571 of 755 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 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 $4k of equity ($339 loan paydown + $4k appreciation (8.1% 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 (8.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.
• Current owner paid $40k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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. 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: 2.22% ✓
• Cap rate: 19.08%
• Cash-on-cash: 45.68%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (median comp): $163,197
• List price: $49,000
• Delta: -69.98%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3799 State Route 19	0.63mi	3/2.0 (+1)	1,392 (-14%)	15mo	$82,500	$59	26

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

Projected returns pro-forma

8.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.6%
• Equity multiple: 4.93×
• Total profit: $53,912
• Equity at exit: $37,703

10-year hold

• IRR: 52.6%
• Equity multiple: 10.60×
• Total profit: $131,760
• Equity at exit: $75,298

Cash invested: $13,720 (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 14880

• Home prices YoY: 3.1%
• Active inventory: 13
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $522

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 47%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $49,000 Active 117 DOM
2. 2026-06-17
   days on market $49,000 Active 116 DOM
3. 2026-06-16
   days on market $49,000 Active 115 DOM
4. 2026-06-15
   days on market $49,000 Active 114 DOM
5. 2026-06-13
   days on market $49,000 Active 112 DOM
6. 2026-06-12
   days on market $49,000 Active 111 DOM
7. 2026-06-09
   days on market $49,000 Active 108 DOM
8. 2026-06-08
   days on market $49,000 Active 107 DOM
9. 2026-06-07
   days on market $49,000 Active 106 DOM
10. 2026-06-07
    days on market $49,000 Active 105 DOM
11. 2026-06-04
    days on market $49,000 Active 102 DOM
12. 2026-06-02
    days on market $49,000 Active 101 DOM
13. 2026-06-01
    days on market $49,000 Active 100 DOM
14. 2026-05-31
    days on market $49,000 Active 99 DOM
15. 2026-03-04
    status Active 966-char remark

    Show marketing remark (966 chars)

    Welcome to your next home in the heart of Scio, NY! This charming 3-bedroom, 1-bathroom house is perfect for those seeking a cozy retreat with room to customize to your taste. As you enter, you'll be greeted by the warm and inviting open kitchen and dining area, ideal for family gatherings and entertaining friends. The vaulted ceiling in the spacious living room adds a touch of elegance and plenty of natural light. The convenience of a first-floor bedroom makes this home accessible for all generations. Upstairs, you'll find two more bedrooms, providing ample space for a growing family or guests. The detached garage offers parking and storage space, making it a handy addition for your vehicles and outdoor gear. This property is being sold AS-IS, allowing you to put your personal touch on it and bring out its full potential. With a little TLC, this house can become your dream home. Don't miss out on this fantastic opportunity to make this house your own.

16. 2026-02-14
    status Pending 966-char remark

    Show marketing remark (966 chars)

    Welcome to your next home in the heart of Scio, NY! This charming 3-bedroom, 1-bathroom house is perfect for those seeking a cozy retreat with room to customize to your taste. As you enter, you'll be greeted by the warm and inviting open kitchen and dining area, ideal for family gatherings and entertaining friends. The vaulted ceiling in the spacious living room adds a touch of elegance and plenty of natural light. The convenience of a first-floor bedroom makes this home accessible for all generations. Upstairs, you'll find two more bedrooms, providing ample space for a growing family or guests. The detached garage offers parking and storage space, making it a handy addition for your vehicles and outdoor gear. This property is being sold AS-IS, allowing you to put your personal touch on it and bring out its full potential. With a little TLC, this house can become your dream home. Don't miss out on this fantastic opportunity to make this house your own.

17. 2026-02-03
    listed $49,000 Active 966-char remark

    Show marketing remark (966 chars)

    Welcome to your next home in the heart of Scio, NY! This charming 3-bedroom, 1-bathroom house is perfect for those seeking a cozy retreat with room to customize to your taste. As you enter, you'll be greeted by the warm and inviting open kitchen and dining area, ideal for family gatherings and entertaining friends. The vaulted ceiling in the spacious living room adds a touch of elegance and plenty of natural light. The convenience of a first-floor bedroom makes this home accessible for all generations. Upstairs, you'll find two more bedrooms, providing ample space for a growing family or guests. The detached garage offers parking and storage space, making it a handy addition for your vehicles and outdoor gear. This property is being sold AS-IS, allowing you to put your personal touch on it and bring out its full potential. With a little TLC, this house can become your dream home. Don't miss out on this fantastic opportunity to make this house your own.

18. 2025-12-20
    historical
19. 2025-06-20
    listed $49,000 Active
20. 2025-04-23
    historical
21. 2025-03-19
    price $49,900
22. 2024-10-23
    listed $52,900 Active
23. 2024-10-09
    historical
24. 2024-09-18
    price $52,900
25. 2024-08-12
    price $54,900
26. 2024-04-09
    listed $59,900 Active
27. 2024-04-02
    historical
28. 2024-01-03
    price $59,900
29. 2023-12-06
    price $65,500
30. 2023-10-02
    listed $69,900 Active
31. 1998-12-15
    soldstatus $40,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 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: $13,077
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,425
• Taxable income: $5,834
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $4,867/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: Scio Central School District
• NCES district ID: 3626190
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $45,335
• Composite: 40.42/100
• National rank: #7725
• State rank: #571 of 755 in NY

Livability — Scio

• Score: 63/100
• State rank: #827
• US rank: #16028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scio, NY
• City population: 1,475
• Population (ZIP): 1,475

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Asian 3%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 3% · South Korea
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 8.14%
• Current HPI: 274.2252
• 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

+22.5% since first listed

17 events — show timeline

• 2026-03-04 Relisted — UNYREIS
• 2026-02-14 Pending — UNYREIS
• 2026-02-03 Listed $49,000 UNYREIS
• 2025-12-20 Listing Removed — UNYREIS
• 2025-06-20 Listed $49,000 UNYREIS
• 2025-04-23 Listing Removed — UNYREIS
• 2025-03-19 Price Changed $49,900 UNYREIS
• 2024-10-23 Listed $52,900 UNYREIS
• 2024-10-09 Listing Removed — UNYREIS
• 2024-09-18 Price Changed $52,900 UNYREIS
• 2024-08-12 Price Changed $54,900 UNYREIS
• 2024-04-09 Listed $59,900 UNYREIS
• 2024-04-02 Listing Removed — UNYREIS
• 2024-01-03 Price Changed $59,900 UNYREIS
• 2023-12-06 Price Changed $65,500 UNYREIS
• 2023-10-02 Listed $69,900 UNYREIS
• 1998-12-15 Sold (Public Records) $40,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,766 · +2.8% YoY. Source: county tax records.