4195 Route 219 #35 · Salamanca, NY 14779

$69,900

2 bd · 2.0 ba · 1,064 sqft · SingleFamily · 28 Days on market

Built 1993 Fair condition 436 sqft lot Est $54k · 29% over

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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 +7.3/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

MOVE IN CONDITION! SELLERS HAVE INSTALLED NEW VINYL WINDOWS AND A METAL ROOF. THREE BEDROOMS, ONE BATH, OPEN LIVING AND DINING AREA. FABULOUS ENCLOSED MUDROOM, PLUS A COVERED SIDE PORCH. GREAT LOCATION! IDEALLY SITUATED BETWEEN SALAMANCA AND ELLICOTTVILLE. MOSTLY FURNISHED FOR YOUR BUYING CONVENIENCE. DON'T MISS OUT ON THIS DEAL! CALL TODAY TO SEE WHAT A BARGAIN THIS HOME IS.

Key facts

• Covered front porch
• Open floor plan
• Formal dining area

Tags

• UPDATED HOME
• OPEN FLOOR PLAN
• BRIGHT EAT-IN KITCHEN
• FORMAL DINING AREA
• DETACHED STORAGE SHED
• COVERED FRONT PORCH

Property features AI

Finance

• Financial info: Land lease amount: $240 per month
• HOA & community: Monthly association/land-lease fee

Exterior

• Parking: No garage; Driveway parking
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Double-wide mobile home (Colony); Single-story; Existing construction; Private road frontage; Located on a cul-de-sac; rectangular lot
• Construction: Vinyl siding; Metal roof; Block foundation
• Exterior features: Covered porch; Blacktop driveway; Shed(s) / storage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Eat-in layout
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Cathedral ceilings; Dining area; Eat-in kitchen; Separate/formal living room; Bath in primary bedroom; Main level primary suite; Convertible bedroom
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#380 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities F.
• Salamanca City School District (town): math 29% / reading 43% proficiency, ranked #560 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($483 loan paydown + $3k appreciation (4.5% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $19k; list at $70k implies a 268% gain — meaningful room to come down on a strong offer.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.53% ✓
• Cap rate: 22.03%
• Cash-on-cash: 56.19%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $54,264
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Central Ave	0.60mi	2/1.0	976 (-8%)	6mo	$50,000	$51	50

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

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.8%
• Equity multiple: 4.71×
• Total profit: $72,624
• Equity at exit: $37,607

10-year hold

• IRR: 61.1%
• Equity multiple: 9.69×
• Total profit: $170,084
• Equity at exit: $63,305

Cash invested: $19,572 (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 14779

• Home prices YoY: 1.4%
• Active inventory: 27
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $916

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 43%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,900 Active 28 DOM
2. 2026-06-17
   days on market $69,900 Active 27 DOM
3. 2026-06-16
   days on market $69,900 Active 26 DOM
4. 2026-06-15
   days on market $69,900 Active 25 DOM
5. 2026-06-13
   days on market $69,900 Active 23 DOM
6. 2026-06-12
   days on market $69,900 Active 22 DOM
7. 2026-06-09
   days on market $69,900 Active 19 DOM
8. 2026-06-08
   days on market $69,900 Active 18 DOM
9. 2026-06-07
   days on market $69,900 Active 17 DOM
10. 2026-06-05
    days on market $69,900 Active 15 DOM
11. 2026-06-04
    days on market $69,900 Active 13 DOM
12. 2026-06-02
    days on market $69,900 Active 12 DOM
13. 2026-06-01
    days on market $69,900 Active 11 DOM
14. 2026-05-31
    days on market $69,900 Active 10 DOM
15. 2026-05-21
    listed $69,900 Active
16. 2011-02-25
    soldstatus $19,000 381-char remark

    Show marketing remark (381 chars)

    MOVE IN CONDITION! SELLERS HAVE INSTALLED NEW VINYL WINDOWS AND A METAL ROOF. THREE BEDROOMS, ONE BATH, OPEN LIVING AND DINING AREA. FABULOUS ENCLOSED MUDROOM, PLUS A COVERED SIDE PORCH. GREAT LOCATION! IDEALLY SITUATED BETWEEN SALAMANCA AND ELLICOTTVILLE. MOSTLY FURNISHED FOR YOUR BUYING CONVENIENCE. DON'T MISS OUT ON THIS DEAL! CALL TODAY TO SEE WHAT A BARGAIN THIS HOME IS.

17. 2010-11-06
    listed $22,500 381-char remark

    Show marketing remark (381 chars)

    MOVE IN CONDITION! SELLERS HAVE INSTALLED NEW VINYL WINDOWS AND A METAL ROOF. THREE BEDROOMS, ONE BATH, OPEN LIVING AND DINING AREA. FABULOUS ENCLOSED MUDROOM, PLUS A COVERED SIDE PORCH. GREAT LOCATION! IDEALLY SITUATED BETWEEN SALAMANCA AND ELLICOTTVILLE. MOSTLY FURNISHED FOR YOUR BUYING CONVENIENCE. DON'T MISS OUT ON THIS DEAL! CALL TODAY TO SEE WHAT A BARGAIN THIS HOME IS.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,259
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$2,033
• Taxable income: $10,510
• Est. tax owed @ 24.0%: −$2,522
• After-tax cash flow: $8,475/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This home is in fair condition with some cosmetic updates. It needs minor repairs and maintenance to improve its condition and value.

Repairs flagged

• Minor Kitchen cabinets — No visible updates to kitchen cabinets.
• Minor Bathroom fixtures — No visible updates to bathroom fixtures.
• Moderate Windows — Likely older windows based on condition, may need replacement.
• Minor Landscaping — Some landscaping, but no major improvements.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance.
• Resale Replace kitchen cabinets — New cabinets can enhance the kitchen's functionality and appeal.
• Resale Update bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appearance.
• Resale Replace windows — New windows can improve energy efficiency and the home's curb appeal.
• Rental Landscaping — A well-maintained yard can attract more renters and improve the home's curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · No visible updates to kitchen cabinets.	Minor	$500–3,000
Bathroom fixtures · No visible updates to bathroom fixtures.	Minor	$500–3,000
Windows · Likely older windows based on condition, may need replacement.	Moderate	$3,000–15,000
Landscaping · Some landscaping, but no major improvements.	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Replace kitchen cabinets — New cabinets can enhance the kitchen's functionality and appeal. ↑
• Resale Update bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appearance. ↑
• Resale Replace windows — New windows can improve energy efficiency and the home's curb appeal. ↑
• Rental Landscaping — A well-maintained yard can attract more renters and improve the home's curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Salamanca City School District
• NCES district ID: 3625440
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 43% ▲ 5.00%
• Median HH income: $33,251
• Composite: 29.52/100
• National rank: #6500
• State rank: #560 of 590 in NY

Livability — Salamanca

• Score: 71/100
• State rank: #380
• US rank: #6521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,791

Population outlook (Cattaraugus County) Hauer SSP2

• Today (2025): 71,623 people
• By 2030: 67,751 · -5.4%
• By 2040: 59,488 · -16.9%
• By 2050: 51,601 · -28.0%
• By 2075: 35,025 · -51.1%
• By 2100: 21,243 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Native American 18% Two or more races 9% Hispanic / Latino 5% Black 2%
• Common ancestry: Romanian 9% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2%

Political lean MEDSL · Cattaraugus

• 2024 margin: Solid R (+32.8) · D 33.6% · R 66.4%
• 2008→2024 swing: -22.2pp toward R · 2008: -10.6pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.5 2016: R+34.4 2012: R+13.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.52%
• Current HPI: 320.5286
• 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

+210.7% since first listed

3 events — show timeline

• 2026-05-21 Listed $69,900 WNYREIS
• 2011-02-25 Sold (MLS) $19,000 WNYREIS
• 2010-11-06 Listed $22,500 WNYREIS