3592 Weidrick Rd · Stannards, NY 14895

$49,900

2 bd · 1.0 ba · 1,815 sqft · SingleFamily public records · 318 Days on market

Built 1960 0.30 ac lot $27/sqft · 71% below 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 +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 +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great potential for a business, farmette, residence or recreational property. Located on . 30 acres within walking distance of the Genesee River. Great for fishing and kayaking. This home has a new 100 amp electric service, well pump, metal roof, hot water tank and water pressure tank. Enter the home from the covered front porch. This ranch style home has a living room, kitchen, 2 bedrooms, a full bath and a covered enclosed area that could be used for an outdoor kitchen. This property also has a newer 24 X 40 metal building with a plywood floor that could be a second home or a workshop. There are also 2 outbuildings and partial fenced yard. Seller makes no guarantees on the septic system.

Key facts

• Hot water tank
• Covered front porch
• New electric service

Tags

• NEW ELECTRIC SERVICE
• WELL PUMP
• METAL ROOF
• HOT WATER TANK
• WATER PRESSURE TANK
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#940 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, employment B; Watch: schools D, health & safety D, crime F.
• 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: 52 active listings in the ZIP; 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $23k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $50k implies a 524% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.49% ✓
• Cap rate: 21.57%
• Cash-on-cash: 54.54%
• DSCR: 3.43
• GRM: 3.4

CMA / ARV

• ARV (median comp): $163,410
• List price: $49,900
• Delta: -69.46%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2422 State Route 19 Rd	0.34mi	3/1.5 (+1)	1,909 (+5%)	21mo	$60,900	$32	52

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: 37.8%
• Equity multiple: 3.92×
• Total profit: $40,739
• Equity at exit: $44,954

10-year hold

• IRR: 32.7%
• Equity multiple: 8.88×
• Total profit: $110,085
• Equity at exit: $96,945

Cash invested: $13,972 (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: 52
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $209

Break-even live

Break-even rent $976

Max offer price $49,900

Occupancy floor 78%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-08
   status Pending 698-char remark

   Show marketing remark (698 chars)

   Great potential for a business, farmette, residence or recreational property. Located on . 30 acres within walking distance of the Genesee River. Great for fishing and kayaking. This home has a new 100 amp electric service, well pump, metal roof, hot water tank and water pressure tank. Enter the home from the covered front porch. This ranch style home has a living room, kitchen, 2 bedrooms, a full bath and a covered enclosed area that could be used for an outdoor kitchen. This property also has a newer 24 X 40 metal building with a plywood floor that could be a second home or a workshop. There are also 2 outbuildings and partial fenced yard. Seller makes no guarantees on the septic system.

2. 2026-04-14
   price $49,900 698-char remark

   Show marketing remark (698 chars)

   Great potential for a business, farmette, residence or recreational property. Located on . 30 acres within walking distance of the Genesee River. Great for fishing and kayaking. This home has a new 100 amp electric service, well pump, metal roof, hot water tank and water pressure tank. Enter the home from the covered front porch. This ranch style home has a living room, kitchen, 2 bedrooms, a full bath and a covered enclosed area that could be used for an outdoor kitchen. This property also has a newer 24 X 40 metal building with a plywood floor that could be a second home or a workshop. There are also 2 outbuildings and partial fenced yard. Seller makes no guarantees on the septic system.

3. 2025-09-07
   price $63,900 698-char remark

   Show marketing remark (698 chars)

   Great potential for a business, farmette, residence or recreational property. Located on . 30 acres within walking distance of the Genesee River. Great for fishing and kayaking. This home has a new 100 amp electric service, well pump, metal roof, hot water tank and water pressure tank. Enter the home from the covered front porch. This ranch style home has a living room, kitchen, 2 bedrooms, a full bath and a covered enclosed area that could be used for an outdoor kitchen. This property also has a newer 24 X 40 metal building with a plywood floor that could be a second home or a workshop. There are also 2 outbuildings and partial fenced yard. Seller makes no guarantees on the septic system.

4. 2025-06-24
   listed $72,900 Active 698-char remark

   Show marketing remark (698 chars)

   Great potential for a business, farmette, residence or recreational property. Located on . 30 acres within walking distance of the Genesee River. Great for fishing and kayaking. This home has a new 100 amp electric service, well pump, metal roof, hot water tank and water pressure tank. Enter the home from the covered front porch. This ranch style home has a living room, kitchen, 2 bedrooms, a full bath and a covered enclosed area that could be used for an outdoor kitchen. This property also has a newer 24 X 40 metal building with a plywood floor that could be a second home or a workshop. There are also 2 outbuildings and partial fenced yard. Seller makes no guarantees on the septic system.

5. 2016-11-16
   soldstatus $8,000 Closed Sale or Rented 183-char remark

   Show marketing remark (183 chars)

   Fixer upper in pleasant location between Stannards Rd. and River Rd. in town of Wellsville. This ranch style home is offered as-is and is priced to sell. Proof of cash funds required.

6. 2016-10-15
   status Pending Sale 183-char remark

   Show marketing remark (183 chars)

   Fixer upper in pleasant location between Stannards Rd. and River Rd. in town of Wellsville. This ranch style home is offered as-is and is priced to sell. Proof of cash funds required.

7. 2016-09-28
   historical Continue to Show- Under Contract 183-char remark

   Show marketing remark (183 chars)

   Fixer upper in pleasant location between Stannards Rd. and River Rd. in town of Wellsville. This ranch style home is offered as-is and is priced to sell. Proof of cash funds required.

8. 2016-08-26
   price $17,000 183-char remark

   Show marketing remark (183 chars)

   Fixer upper in pleasant location between Stannards Rd. and River Rd. in town of Wellsville. This ranch style home is offered as-is and is priced to sell. Proof of cash funds required.

9. 2016-08-15
   listed $18,000 Active 183-char remark

   Show marketing remark (183 chars)

   Fixer upper in pleasant location between Stannards Rd. and River Rd. in town of Wellsville. This ranch style home is offered as-is and is priced to sell. Proof of cash funds required.

ⓘ 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 AE · 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: $14,885
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$1,452
• Taxable income: $2,140
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $1,989/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 — Stannards

• Score: 61/100
• State rank: #940
• US rank: #18310

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

• 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

+177.2% since first listed

9 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-04-14 Price Changed $49,900 UNYREIS
• 2025-09-07 Price Changed $63,900 UNYREIS
• 2025-06-24 Listed $72,900 UNYREIS
• 2016-11-16 Sold (MLS) $8,000 UNYREIS
• 2016-10-15 Pending — UNYREIS
• 2016-09-28 Contingent — UNYREIS
• 2016-08-26 Price Changed $17,000 UNYREIS
• 2016-08-15 Listed $18,000 UNYREIS

Property tax history

+13.7%/yr

Latest (2025): $4,068 · +144.2% YoY. Source: county tax records.