None · Castile, NY 14427

$39,999

2 bd · 1.0 ba · 1,948 sqft · Townhouse · 36 Days on market

Built 1925 Fair condition 1,978 sqft lot ↓ 20% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Just a few steps from the breathtaking beauty of Letchworth State Park sits this unique townhome in the heart of Castile. Whether you’re looking to expand your investment portfolio, create the perfect short-term rental for the thousands who visit Letchworth each year, or simply enjoy it as your own residence, the possibilities here are endless. Inside, the massive living room is filled with natural light from oversized windows, while the magnificent hardwood floors create warmth and character throughout the space. Step outside to the covered rear patio, the perfect spot to enjoy fresh air, relax with a morning coffee, or take in the peaceful surroundings. The small fenced backyard off

Key facts

• Covered rear patio
• Oversized garage
• Garage

Tags

• COVERED REAR PATIO
• SMALL FENCED BACKYARD
• OVERSIZED GARAGE

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Attached covered garage with garage door opener (1 car); Underground parking available; See remarks
• Utilities: Cable available; High-speed internet available; Public water connected; Sewer available
• Home design: 2-story property; Resale condition; Vinyl siding
• Construction: Vinyl siding construction; Existing structure
• Exterior features: Fully fenced yard; Near public transit; Irregular lot

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Bedrooms: Total rooms: 4
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Hardwood and varied flooring; Fireplace (1)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#792 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D+, crime F, amenities F.
• Letchworth Central School District (rural): math 52% / reading 57% proficiency, ranked #318 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $569 of equity ($276 loan paydown + $293 appreciation (0.7% local appreciation)).
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.64% ✓
• Cap rate: 23.04%
• Cash-on-cash: 59.81%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.4%
• Equity multiple: 4.20×
• Total profit: $35,794
• Equity at exit: $13,099

10-year hold

• IRR: 63.8%
• Equity multiple: 8.49×
• Total profit: $83,888
• Equity at exit: $16,985

Cash invested: $11,200 (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 14427

• Home prices YoY: 0.3%
• Active inventory: 16
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $558

Break-even live

Break-even rent $350

Max offer price $39,999

Occupancy floor 42%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $39,999 Active 36 DOM
2. 2026-06-17
   days on market $39,999 Active 35 DOM
3. 2026-06-16
   days on market $39,999 Active 34 DOM
4. 2026-06-15
   days on market $39,999 Active 33 DOM
5. 2026-06-13
   days on market $39,999 Active 31 DOM
6. 2026-06-12
   days on market $39,999 Active 30 DOM
7. 2026-06-09
   days on market $39,999 Active 27 DOM
8. 2026-06-08
   days on market $39,999 Active 26 DOM
9. 2026-06-07
   days on market $39,999 Active 25 DOM
10. 2026-06-05
    pricedays on market $39,999 Active 23 DOM
11. 2026-06-04
    days on market $49,999 Active 21 DOM
12. 2026-06-02
    days on market $49,999 Active 20 DOM
13. 2026-06-01
    days on market $49,999 Active 19 DOM
14. 2026-05-31
    days on market $49,999 Active 18 DOM
15. 2026-05-13
    listed $49,999 Active 1233-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 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: $12,678
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$1,164
• Taxable income: $6,445
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,152/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 · 1 photo

Fair 45/100 Moderate rehab

This townhouse requires significant exterior repairs and maintenance, including painting and landscaping, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major landscaping — Overgrown lawn and unkempt appearance

Value-add opportunities

• Resale paint exterior — Fresh paint can significantly improve curb appeal
• Rental landscaping — Well-maintained landscaping can attract tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown lawn and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint exterior — Fresh paint can significantly improve curb appeal ↑
• Rental landscaping — Well-maintained landscaping can attract tenants ↑

ⓘ 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: Letchworth Central School District
• NCES district ID: 3617130
• Math proficiency: 52% ▼ -6.00%
• Reading proficiency: 57% ▲ 14.00%
• Median HH income: $48,908
• Composite: 46.4/100
• National rank: #2457
• State rank: #318 of 590 in NY

Livability — Castile

• Score: 63/100
• State rank: #792
• US rank: #15197

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: Castile, NY
• Population (ZIP): 1,875

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 10% Iranian 4% Lithuanian 3%
• Foreign-born: 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.73%
• Current HPI: 256.065
• 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

-20.0% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $39,999 WNYREIS
• 2026-05-13 Listed $49,999 WNYREIS