31 Brooklyn St · Angelica, NY 14709

$149,900

3 bd · 2.0 ba · 2,066 sqft · SingleFamily public records · 12 Days on market

Built 1915 0.53 ac lot Est $134k · 12% over

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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 +9.0/30.0
• Appreciation +6.4/10.0
• Schools +4.5/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0

Listing remarks

Welcome to this charming and spacious 3 bedroom, 2 full bath home offering over 2,000 square feet of comfortable living space located in Angelica NY, Allegany County.   As you arrive, you’ll appreciate the ample parking and the oversized 2-car detached garage complete with electric and a wood stove ideal for projects, hobbies, or additional entertaining space. Enter the home through the versatile back room perfect for a sitting area, mudroom, or a home gym.   Step up into the inviting country kitchen featuring stainless steel appliances, abundant cabinetry, and a warm, welcoming feel.   The kitchen flows seamlessly into the dining area and spacious living room comple

Key facts

• Country kitchen
• Wood stove
• Ample parking

Tags

• AMPLE PARKING
• OVERSIZED DETACHED GARAGE
• WOOD STOVE
• VERSATILE BACK ROOM
• COUNTRY KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (13.2% below list).
• Recommended offer: $129k (13.9% below list) — sets the bar for cash-flow.

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 ($1k 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.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,996 (13.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $134,290
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W Main St	0.20mi	3/2.0	1,788 (-14%)	9mo	$115,900	$65	61
106 Mechanic St	0.21mi	3/1.0	1,782 (-14%)	20mo	$72,000	$40	46
89 E Main St	0.73mi	3/2.0	1,804 (-13%)	3mo	$150,000	$83	42
47 Mechanic St	0.32mi	4/1.0 (+1)	1,788 (-14%)	14mo	$30,000	$17	42

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: 3.8%
• Equity multiple: 1.21×
• Total profit: $8,967
• Equity at exit: $65,655

10-year hold

• IRR: 7.2%
• Equity multiple: 2.06×
• Total profit: $44,684
• Equity at exit: $99,844

Cash invested: $41,972 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$298 /mo · $3,573/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-118

Break-even live

Break-even rent $1,451

Max offer price $128,996

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-30
   status Pending
2. 2026-03-18
   listed $149,900 Active
3. 2005-09-14
   soldstatus $75,000

ⓘ 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: $3,573 · $298/mo
• Projected year-2 tax: $3,573 · $298/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 · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 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: $15,615
• − Mortgage interest: −$8,397
• − Property taxes: −$3,573
• − Insurance: −$750
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$4,361
• Taxable loss: −$3,964
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $-469/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

+99.9% since first listed

3 events — show timeline

• 2026-03-30 Pending — CNYIS
• 2026-03-18 Listed $149,900 CNYIS
• 2005-09-14 Sold (Public Records) $75,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $3,573 · -0.1% YoY. Source: county tax records.