11425 Sharp St · Springville, NY 14055

$79,000

4 bd · 1.0 ba · 2,150 sqft · SingleFamily public records · 7 Days on market

Built 1889 1.00 ac lot

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Why this score? — see what drove the A- 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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 4 bedroom 2 bath home sits on a 1 acre private lot with large 2 story barn. House needs TLC, 3 first floor bedrooms one bedroom upstairs. Has a large living room with fireplace, office, 1st flr laundry, formal dining room. Updated well, septic, well & home all sold as-is.

Key facts

• Office
• Private lot
• Formal dining room

Tags

• PRIVATE LOT
• LARGE BARN
• LIVING ROOM
• FIREPLACE
• OFFICE
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Well water; Septic tank
• Home design: Single-story home; Resale property; Metal roof
• Construction: Wood siding; Stone foundation; Existing (year built not specified)
• Exterior features: Gravel driveway; Leased propane tank; Barn(s); Outbuilding; Agricultural, rectangular rural lot (200 x 231)

Interior

• Kitchen: Gas range; Gas oven
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Oil heating; Baseboard heating; Hot water heating
• Interior features: Separate formal dining room; Separate formal living room; Country kitchen; Bedroom on main level; Partial basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Propane water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 13.1% vs local median 2.2% in Springville — 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 76/100 on livability (#213 in NY, #3,281 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, commute F.
• Springville-Griffith Institute Central School District (town): math 47% / reading 52% proficiency, ranked #385 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
5. 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.
6. 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.
7. 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: 1.77% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.6%
• Equity multiple: 4.24×
• Total profit: $71,664
• Equity at exit: $71,169

10-year hold

• IRR: 36.8%
• Equity multiple: 9.53×
• Total profit: $188,762
• Equity at exit: $153,480

Cash invested: $22,120 (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 14055

• Home prices YoY: 27.4%
• Active inventory: 5
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$208 /mo · $2,490/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $448

Break-even live

Break-even rent $829

Max offer price $79,000

Occupancy floor 63%

Sensitivity live

Price	-10% $493	-5% $471	+0% $448	+5% $426	+10% $404
Rent	-10% $338	-5% $393	+0% $448	+5% $503	+10% $559
Rate	-1.0pp $488	-0.5pp $468	base $448	+0.5pp $428	+1.0pp $407

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $79,000 Active 7 DOM
2. 2026-06-17
   days on market $79,000 Active 6 DOM
3. 2026-06-16
   days on market $79,000 Active 5 DOM
4. 2026-06-15
   days on market $79,000 Active 4 DOM
5. 2026-06-13
   days on market $79,000 Active 2 DOM
6. 2026-06-13
   remarks 279-char remark
7. 2026-06-13
   listed $79,000 Active 1 DOM

ⓘ 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: $2,490 · $208/mo
• Projected year-2 tax: $2,490 · $208/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 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,754
• − Mortgage interest: −$4,425
• − Property taxes: −$2,490
• − Insurance: −$395
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,298
• Taxable income: $4,465
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $4,308/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: Springville-Griffith Institute Central School District
• NCES district ID: 3612990
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 52% ▲ 7.00%
• Median HH income: $53,569
• Composite: 42.7/100
• National rank: #3170
• State rank: #385 of 590 in NY

Livability — Springville

• Score: 76/100
• State rank: #213
• US rank: #3281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,300

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 18% Scotch-Irish 5% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 105.38%
• Current HPI: 489.4095
• 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

1 event — show timeline

• 2026-06-11 Listed $79,000 UNYREIS

Property tax history

+14.6%/yr

Latest (2025): $2,490 · +230.3% YoY. Source: county tax records.