13 Green St · Cuba, NY 14727

$132,425

3 bd · 1.0 ba · 1,614 sqft · SingleFamily public records · 36 Days on market

Built 1900 7,405 sqft lot $82/sqft · 9% above area Est $121k · 9% 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 +15.1/30.0
• Appreciation +8.6/10.0
• DSCR +4.6/10.0
• Schools +4.5/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming and affordable home that is absolutely perfect for those just starting out or looking for a comfortable place with room to grow! This home offers a surprisingly spacious floor plan with open, inviting rooms, an eat-in kitchen with dual pantries, a convenient half bath, and first-floor laundry for easy everyday living. The foyer makes a memorable first impression with a custom ceiling crafted from reclaimed lumber and updated laminate flooring, while the dining room features brand-new flooring installed just three weeks ago, plus a built-in charging station for phones, laptops, tablets, gaming devices, and all the daily tech clutter life throws at you! Upstairs, you&

Key facts

• Reclaimed lumber
• Custom ceiling
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• DUAL PANTRIES
• FIRST-FLOOR LAUNDRY
• CUSTOM CEILING
• RECLAIMED LUMBER
• UPDATED LAMINATE FLOORING

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2-story house; Existing construction; Rectangular residential lot; Road frontage on a city street / main thoroughfare
• Construction: Cedar shake siding; Blown-in insulation; Block foundation
• Exterior features: Covered porch; Gravel driveway; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Pantry / walk-in pantry; Appliances negotiable
• Bedrooms: Three bedrooms on the second level
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom included
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Ceiling fans; Den; Formal dining room; Eat-in kitchen; Formal living room; Pantry; Walk-in pantry; Natural woodwork
• Laundry & utility: Main level laundry; Washer included; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $-24 ($-287/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (10.5% below list).
• Recommended offer: $119k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.1% in Cuba — 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 73/100 on livability (#309 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Cuba-Rushford Central School District (rural): math 44% / reading 61% proficiency, ranked #350 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cuba-Rushford Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 363 students, 57% FRL); Cuba-Rushford Middle School (math 12% / reading 52%, grade F, #511 of 729 statewide, top 71%, 167 students, 54% FRL); Cuba-Rushford High School (math 95% / reading 84%, grade A+, #250 of 1,100 statewide, top 24%, 209 students, 53% FRL).
• Market conditions: 43 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 $10k of equity ($916 loan paydown + $9k appreciation (7.2% 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 (7.2% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 36 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $132k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,558 (10.5% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (median comp): $121,393
• List price: $132,425
• Delta: 9.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Medbury	0.06mi	3/1.0	1,440 (-11%)	5mo	$125,000	$87	75
9 Windsor St	0.19mi	2/1.0 (-1)	1,496 (-7%)	15mo	$105,000	$70	62
27 Orchard St	0.39mi	4/2.0 (+1)	1,680 (+4%)	8mo	$175,000	$104	60
32 Bristol St	0.61mi	3/2.5	1,802 (+12%)	16mo	$325,000	$180	33

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

Projected returns pro-forma

7.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.24×
• Total profit: $46,141
• Equity at exit: $93,229

10-year hold

• IRR: 16.9%
• Equity multiple: 4.65×
• Total profit: $135,221
• Equity at exit: $178,433

Cash invested: $37,079 (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 14727

• Home prices YoY: 2.5%
• Active inventory: 43
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$694
• Tax from tax record: −$144 /mo · $1,733/yr
• Insurance: −$55
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-24

Break-even live

Break-even rent $1,216

Max offer price $128,207

Occupancy floor 97%

Sensitivity live

Price	-10% $51	-5% $14	+0% $-24	+5% $-61	+10% $-99
Rent	-10% $-118	-5% $-71	+0% $-24	+5% $23	+10% $70
Rate	-1.0pp $43	-0.5pp $10	base $-24	+0.5pp $-58	+1.0pp $-93

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: $33,106
• Closing costs: $3,973
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $132,425 Pending 36 DOM
2. 2026-06-16
   days on market $132,425 Active Under Contract 36 DOM
3. 2026-06-15
   days on market $132,425 Active Under Contract 35 DOM
4. 2026-06-13
   days on market $132,425 Active Under Contract 33 DOM
5. 2026-06-12
   days on market $132,425 Active Under Contract 32 DOM
6. 2026-06-09
   days on market $132,425 Active Under Contract 29 DOM
7. 2026-06-08
   days on market $132,425 Active Under Contract 28 DOM
8. 2026-06-07
   days on market $132,425 Active Under Contract 27 DOM
9. 2026-06-07
   statusdays on market $132,425 Active Under Contract 26 DOM
10. 2026-06-04
    days on market $132,425 Active 23 DOM
11. 2026-06-02
    days on market $132,425 Active 22 DOM
12. 2026-06-01
    days on market $132,425 Active 21 DOM
13. 2026-05-31
    days on market $132,425 Active 20 DOM
14. 2026-05-10
    listed $139,900 Active 1820-char remark
15. 2020-11-18
    soldstatus $53,000
16. 1999-10-08
    soldstatus $19,000

ⓘ 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: $1,733 · $144/mo
• Projected year-2 tax: $1,985 · $165/mo
• Expected delta: +$253/yr (+$21/mo · 14.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $14,227
• − Mortgage interest: −$7,418
• − Property taxes: −$1,733
• − Insurance: −$1,460
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,852
• Taxable loss: −$2,512
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $316/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: Cuba-Rushford Central School District
• NCES district ID: 3632010
• Math proficiency: 44% ▼ -18.00%
• Reading proficiency: 61% ▲ 5.00%
• Median HH income: $47,256
• Composite: 44.53/100
• National rank: #2792
• State rank: #350 of 590 in NY

Livability — Cuba

• Score: 73/100
• State rank: #309
• US rank: #5131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cuba, NY
• Population (ZIP): 5,039

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Iranian 3% Polish 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 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: ▲ 7.17%
• Current HPI: 298.31
• 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

+597.0% since first listed

6 events — show timeline

• 2026-06-16 Pending — WNYREIS
• 2026-06-05 Contingent — WNYREIS
• 2026-05-27 Price Changed $132,425 WNYREIS
• 2026-05-10 Listed $139,900 WNYREIS
• 2020-11-18 Sold (Public Records) $53,000 Public Records
• 1999-10-08 Sold (Public Records) $19,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,733 · -0.5% YoY. Source: county tax records.