501 W Main St · Genesee, PA 14709

$109,900

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 36 Days on market

Built 1946 8,712 sqft lot $78/sqft · 90% above area

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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 +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +6.2/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this cozy 3-bedroom, 2-bathroom home situated on a quiet street in the heart of Whitesville. Offering a comfortable layout and numerous updates, this move-in ready property is perfect for first-time buyers, those looking to downsize, or anyone seeking small-town living with convenience close by. Step inside to find a spacious open living room that creates a warm and inviting space for entertaining or relaxing. The hallway leads to the kitchen, featuring new flooring, ample cabinet and storage space, a full main-floor bathroom, and access to the side mudroom w \ laundry for added functionality. The main-floor primary bedroom offers a private retreat with a large ensuite bathroom,

Key facts

• New carpeting
• New flooring
• Large backyard

Tags

• SPACIOUS OPEN LIVING ROOM
• NEW FLOORING
• LARGE ENSUITE BATHROOM
• NEW CARPETING
• ENCLOSED FRONT PORCH
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected with circuit breakers; Public water connected; Septic tank
• Home design: 2-story existing home
• Construction: Wood siding; Block and poured foundation
• Exterior features: Enclosed porch; Porch; Gravel driveway; Agricultural and rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 45 x 187

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Main level primary; Primary suite; Partial basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Whitesville Central School District (rural): math 55% / reading 55% proficiency, ranked #378 of 755 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k 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 ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $110k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (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. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (median comp): $57,788
• List price: $109,900
• Delta: 90.18%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 W Main St	0.00mi	3/2.0	1,410 (0%)	5mo	$45,000	$32	92

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

Projected returns pro-forma

2.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.95×
• Total profit: $29,107
• Equity at exit: $48,135

10-year hold

• IRR: 18.5%
• Equity multiple: 3.64×
• Total profit: $81,170
• Equity at exit: $73,201

Cash invested: $30,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 14709

• Home prices YoY: 1.0%
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $268

Break-even live

Break-even rent $887

Max offer price $109,900

Occupancy floor 73%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 36 DOM
2. 2026-06-17
   days on market $109,900 Active 35 DOM
3. 2026-06-16
   days on market $109,900 Active 34 DOM
4. 2026-06-15
   days on market $109,900 Active 33 DOM
5. 2026-06-13
   days on market $109,900 Active 31 DOM
6. 2026-06-12
   days on market $109,900 Active 30 DOM
7. 2026-06-09
   days on market $109,900 Active 27 DOM
8. 2026-06-08
   days on market $109,900 Active 26 DOM
9. 2026-06-07
   days on market $109,900 Active 25 DOM
10. 2026-06-05
    days on market $109,900 Active 23 DOM
11. 2026-06-04
    days on market $109,900 Active 21 DOM
12. 2026-06-02
    days on market $109,900 Active 20 DOM
13. 2026-06-01
    days on market $109,900 Active 19 DOM
14. 2026-05-31
    days on market $109,900 Active 18 DOM
15. 2026-05-13
    listed $109,900 Active 1421-char remark
16. 2026-02-03
    soldstatus $45,000
17. 2003-07-25
    soldstatus $48,000
18. 2001-06-29
    soldstatus $32,000

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $943 · $79/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$397/yr (+$33/mo · 42.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 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: $14,719
• − Mortgage interest: −$6,156
• − Property taxes: −$943
• − Insurance: −$550
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,197
• Taxable income: $1,519
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $2,855/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: Whitesville Central School District
• NCES district ID: 3631350
• Math proficiency: 55% ▼ -5.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $42,948
• Composite: 48.07/100
• National rank: #4766
• State rank: #378 of 755 in NY

Livability — Genesee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,190

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▲ 2.79%
• Current HPI: 270.867
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+243.4% since first listed

4 events — show timeline

• 2026-05-13 Listed $109,900 UNYREIS
• 2026-02-03 Sold (Public Records) $45,000 Public Records
• 2003-07-25 Sold (Public Records) $48,000 Public Records
• 2001-06-29 Sold (Public Records) $32,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $943 · -4.8% YoY. Source: county tax records.