5667 Ramsey Rd · Bemus Point, NY 14710

$110,000

2 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 26 Days on market

Built 1858 0.50 ac lot $98/sqft · 62% below area

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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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away in the countryside on a half-acre lot, this charming country cabin offers the peaceful setting you’ve been looking for. Surrounded by open fields that enhance the sense of privacy, this cozy two-bedroom, one-bath home features an inviting open floor plan perfect for relaxing weekends or year-round living. Warm up beside the woodburning stove or choose from electric baseboard heat and propane space heaters for added comfort and flexibility. The home also includes a convenient laundry room, detached garage/shed for storage or hobbies, and classic country wood siding that complements the rural setting. Enjoy quiet mornings on the covered front porch or unwind on the covered b

Key facts

• Open floor plan
• Half-acre lot
• Laundry room

Tags

• HALF-ACRE LOT
• OPEN FLOOR PLAN
• WOODBURNING STOVE
• LAUNDRY ROOM
• DETACHED GARAGE
• WOOD SIDING

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected; Well water; Septic system
• Home design: Single-story; Existing construction; Wood siding
• Construction: Block foundation
• Exterior features: Dirt driveway; Rectangular, rural lot (approx. 0.5 acre, 165 x 132)

Interior

• Kitchen: Free-standing range; Oven; Refrigerator; Country kitchen layout
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating; Propane heating; Wood heating; Baseboard heating; Space heater
• Interior features: Separate/formal living room; Country kitchen; Combined living and dining area; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $32 ($380/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 $100k (9.2% below list).
• Recommended offer: $100k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.6% in Bemus Point — 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 68/100 on livability (#539 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A, health & safety A; Watch: amenities F, commute F, employment F.
• Chautauqua Lake Central School District (rural): math 65% / reading 59% proficiency, ranked #218 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Chautauqua County population projected at -22% 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1858 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,860 (9.2% below list)

Questions for the listing agent

1. Built in 1858 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $288,836
• List price: $110,000
• Delta: -61.92%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $61,938
• Equity at exit: $99,097

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $180,838
• Equity at exit: $213,706

Cash invested: $30,800 (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 14710

• Home prices YoY: 14.9%
• Active inventory: 37
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $32

Break-even live

Break-even rent $959

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $94	-5% $63	+0% $32	+5% $1	+10% $-31
Rent	-10% $-47	-5% $-8	+0% $32	+5% $71	+10% $111
Rate	-1.0pp $87	-0.5pp $60	base $32	+0.5pp $3	+1.0pp $-26

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $110,000 Pending 26 DOM
2. 2026-06-09
   days on market $110,000 Active Under Contract 25 DOM
3. 2026-06-08
   days on market $110,000 Active Under Contract 24 DOM
4. 2026-06-07
   days on market $110,000 Active Under Contract 23 DOM
5. 2026-06-05
   days on market $110,000 Active Under Contract 21 DOM
6. 2026-06-04
   days on market $110,000 Active Under Contract 19 DOM
7. 2026-06-02
   days on market $110,000 Active Under Contract 18 DOM
8. 2026-06-01
   days on market $110,000 Active Under Contract 17 DOM
9. 2026-05-31
   days on market $110,000 Active Under Contract 16 DOM
10. 2026-05-15
    listed $110,000 Active 846-char remark

ⓘ 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: $1,615 · $135/mo
• Projected year-2 tax: $1,737 · $145/mo
• Expected delta: +$122/yr (+$10/mo · 7.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,983
• − Mortgage interest: −$6,162
• − Property taxes: −$1,615
• − Insurance: −$550
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,200
• Taxable loss: −$1,461
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $730/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: Chautauqua Lake Central School District
• NCES district ID: 3600018
• Math proficiency: 65% ▲ 4.00%
• Reading proficiency: 59% ▲ 7.00%
• Median HH income: $50,728
• Composite: 52.84/100
• National rank: #1535
• State rank: #218 of 590 in NY

Livability — Bemus Point

• Score: 68/100
• State rank: #539
• US rank: #9687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,951

Population outlook (Chautauqua County) Hauer SSP2

• Today (2025): 123,454 people
• By 2030: 118,509 · -4.0%
• By 2040: 107,311 · -13.1%
• By 2050: 96,703 · -21.7%
• By 2075: 76,757 · -37.8%
• By 2100: 60,984 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 4% Iranian 3% Slovak 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Chautauqua

• 2024 margin: Strong R (+22.0) · D 39.0% · R 61.0%
• 2008→2024 swing: -22.9pp toward R · 2008: 0.9pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.8 2016: R+24.6 2012: R+8.2 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.70%
• Current HPI: 344.7366
• 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

3 events — show timeline

• 2026-06-10 Pending — UNYREIS
• 2026-05-22 Contingent — UNYREIS
• 2026-05-15 Listed $110,000 UNYREIS

Property tax history

+0.6%/yr

Latest (2025): $1,615 · +22.3% YoY. Source: county tax records.