34959 Route 14 · Wellsburg, NY 16925

$49,000

3 bd · 2.0 ba · 1,544 sqft · SingleFamily · 43 Days on market

Built 1999 0.83 ac lot

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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 +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 34959 Route 14! If you're searching for a charming ranch-style home in Gillett, PA, look no further. This lovely home features 3 bedrooms and 2 bathrooms, nestled on a spacious 0.83-acre lot. Schedule a showing today to fully experience all that this home has to offer!

Key facts

• Ranch-style home
• Spacious lot
• 0.83 acre lot

Tags

• RANCH-STYLE HOME
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/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: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,022 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime F, amenities F.
• Troy Area SD (rural): math 19% / reading 48% proficiency, ranked #427 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($339 loan paydown + $3k appreciation (5.4% local appreciation)).
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 2.52% ✓
• Cap rate: 20.34%
• Cash-on-cash: 50.17%
• DSCR: 3.23
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.3%
• Equity multiple: 4.58×
• Total profit: $49,056
• Equity at exit: $29,012

10-year hold

• IRR: 55.7%
• Equity multiple: 9.48×
• Total profit: $116,311
• Equity at exit: $51,131

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 16925

• Home prices YoY: 2.8%
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $574

Break-even live

Break-even rent $511

Max offer price $49,000

Occupancy floor 49%

Sensitivity live

Price	-10% $601	-5% $587	+0% $574	+5% $560	+10% $546
Rent	-10% $476	-5% $525	+0% $574	+5% $622	+10% $671
Rate	-1.0pp $598	-0.5pp $586	base $574	+0.5pp $561	+1.0pp $548

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 2 events

1. 2024-10-10
   status Pending
2. 2024-08-28
   listed $49,000 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,844
• − Mortgage interest: −$2,745
• − Property taxes: −$1,515
• − Insurance: −$245
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$1,425
• Taxable income: $6,539
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $5,314/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: Troy Area SD
• NCES district ID: 4223790
• Math proficiency: 19% ▼ -21.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $46,987
• Composite: 28.7/100
• National rank: #6690
• State rank: #427 of 539 in PA

Livability — Wellsburg

• Score: 59/100
• State rank: #1022
• US rank: #19960

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): 3,378

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 3% Iranian 3% Slovak 3%
• Foreign-born: 1%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.42%
• Current HPI: 198.0044
• 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

2 events — show timeline

• 2024-10-10 Pending — NMPA
• 2024-08-28 Listed $49,000 NMPA

Property tax history

+1.7%/yr

Latest (2026): $1,515 · +4.7% YoY. Source: county tax records.