2488 State Route 19 · Wellsville, NY 14895

$129,900

2 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 3 Days on market

Built 1960 0.94 ac lot Est $136k · at est.

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Why this score? — see what drove the C+ 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 +18.7/30.0
• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +6.2/10.0
• DSCR +5.9/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Partially remodeled single family home with potential for a mother-in-law suite located on . 99 acres. Renovations completed include new metal roofing, remodeled full bath, 2 new gas forced air furnaces and a new 200 amp electric service. A majority of the supplies needed to finish this home are transferring with this sale. A covered front porch leads to the upper level of this home that includes a living room, large family room, eat-in kitchen, 3 bedrooms with closets, a fully remodeled full bath and an office with a door to the covered back porch with views of the wooded lot behind this home. The lower level of this home has a lot of potential. Currently there is a living room, partial kitchen, office and a ½ bath and 1 car garage.

Key facts

• Eat in kitchen
• Entryway mudroom
• Move in ready

Tags

• MOVE IN READY
• ENTRYWAY MUDROOM
• DOUBLE SIDED GAS FIREPLACE
• BUILT IN SHELVING UNIT
• EAT IN KITCHEN
• DEDICATED HOME OFFICE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Underground parking area; Garage storage; Electricity to parking
• Utilities: Electricity connected; Cable available; High-speed internet available; Well water; Septic tank
• Home design: Single-story home; Existing/resale property
• Construction: Block foundation; Block and concrete construction with vinyl siding; Metal roof; Built as existing (year built details listed as existing)
• Exterior features: Balcony; Covered and open porch; Concrete driveway; Rectangular, agricultural lot; Road frontage on a main thoroughfare

Interior

• Kitchen: Electric oven; Electric range; Range hood; Exhaust fan; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Combined living/dining area; Bathroom rough-in; Bath in primary bedroom; Main level primary bedroom; Bedroom on main level
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

Location & tenants

• Location reads 73/100 on livability (#336 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, employment C-.
• Wellsville Central School District (town): math 42% / reading 53% proficiency, ranked #442 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $63k; list at $130k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $136,136
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 S Main St	0.63mi	3/1.5 (+1)	1,483 (-1%)	21mo	$135,000	$91	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 27.4%
• Equity multiple: 3.17×
• Total profit: $79,070
• Equity at exit: $117,024

10-year hold

• IRR: 23.9%
• Equity multiple: 7.23×
• Total profit: $226,566
• Equity at exit: $252,367

Cash invested: $36,372 (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 14895

• Home prices YoY: 6.9%
• Active inventory: 55
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$281 /mo · $3,372/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $129

Break-even live

Break-even rent $1,286

Max offer price $129,900

Occupancy floor 86%

Sensitivity live

Price	-10% $203	-5% $166	+0% $129	+5% $92	+10% $56
Rent	-10% $15	-5% $72	+0% $129	+5% $186	+10% $244
Rate	-1.0pp $195	-0.5pp $162	base $129	+0.5pp $96	+1.0pp $61

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Pine St Wellsville, NY	3.0	2.0	1000	$1,450	$1.45	44d	1	1.24mi

Listing history 3 events

1. 2026-06-21
   days on market $129,900 Active 3 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   listed $129,900 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: $3,372 · $281/mo
• Projected year-2 tax: $3,372 · $281/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 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: $17,400
• − Mortgage interest: −$7,276
• − Property taxes: −$3,372
• − Insurance: −$650
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,779
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,661/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: Wellsville Central School District
• NCES district ID: 3630480
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 53% ▲ 6.00%
• Median HH income: $39,964
• Composite: 39.71/100
• National rank: #3903
• State rank: #442 of 590 in NY

Livability — Wellsville

• Score: 73/100
• State rank: #336
• US rank: #5669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,117

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 3% Italian 3% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 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: ▲ 18.16%
• Current HPI: 280.3569
• 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

+399.6% since first listed

9 events — show timeline

• 2026-06-17 Listed $129,900 UNYREIS
• 2023-02-28 Sold (Public Records) $63,000 Public Records
• 2023-02-24 Sold (MLS) $63,000 UNYREIS
• 2023-01-10 Pending — UNYREIS
• 2022-09-24 Price Changed $68,900 UNYREIS
• 2022-08-30 Listed $87,900 UNYREIS
• 2018-06-01 Sold (MLS) $26,000 UNYREIS
• 2018-04-22 Pending — UNYREIS
• 2018-03-02 Listed $150 UNYREIS

Property tax history

+13.9%/yr

Latest (2025): $3,372 · +7.3% YoY. Source: county tax records.