3974 Route 417 #110 · Allegany, NY 14706

$25,500

2 bd · 1.0 ba · 980 sqft · Manufactured · 14 Days on market

Built 2026 Fair condition Est $24k · 8% 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 +10.0/10.0
• Schools +5.2/10.0
• ARV discount +3.7/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 2 bedroom, 1 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 13 days

Property features AI

Finance

• Other: Active status
• Financial info: List price $25,500

Exterior

• Utilities: Natural gas; Central air
• Home design: Spec inventory type; Plan 92609
• Exterior features: Living area of 980

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Central air conditioning; Natural gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $26k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($896 rent vs $26k).

Location & tenants

• Location reads 71/100 on livability (#395 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Allegany-Limestone Central School District (rural): math 55% / reading 67% proficiency, ranked #233 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 47 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 $3k of equity ($176 loan paydown + $3k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,500

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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.51% ✓
• Cap rate: 31.31%
• Cash-on-cash: 89.35%
• DSCR: 4.98
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $23,520
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3974 / Lot #52 Route 417	0.10mi	3/2.0 (+1)	952 (-3%)	3mo	$13,000	$14	79
3974 Route 417 Lot #148	0.13mi	3/1.0 (+1)	1,036 (+6%)	12mo	$25,000	$24	69
4115 S Nine Mile Rd Lot 109	0.67mi	2/2.0	980 (0%)	9mo	$40,000	$41	58

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: 98.5%
• Equity multiple: 7.69×
• Total profit: $47,762
• Equity at exit: $22,972

10-year hold

• IRR: 93.7%
• Equity multiple: 16.97×
• Total profit: $114,051
• Equity at exit: $49,541

Cash invested: $7,140 (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 14706

• Home prices YoY: 10.5%
• Active inventory: 47
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $896 medium
• Mortgage (P&I): −$134
• Tax est. 1.5%: −$32 /mo · $382/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $532

Break-even live

Break-even rent $223

Max offer price $25,500

Occupancy floor 36%

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: $6,375
• Closing costs: $765
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $25,500 Active 14 DOM
2. 2026-06-17
   days on market $25,500 Active 13 DOM
3. 2026-06-16
   days on market $25,500 Active 12 DOM
4. 2026-06-15
   days on market $25,500 Active 11 DOM
5. 2026-06-13
   days on market $25,500 Active 9 DOM
6. 2026-06-12
   days on market $25,500 Active 8 DOM
7. 2026-06-09
   days on market $25,500 Active 5 DOM
8. 2026-06-08
   days on market $25,500 Active 4 DOM
9. 2026-06-07
   days on market $25,500 Active 3 DOM
10. 2026-06-07
    remarks 372-char remark
11. 2026-06-07
    listed $25,500 Active 2 DOM

ⓘ 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 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 18 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: $10,752
• − Mortgage interest: −$1,428
• − Property taxes: −$382
• − Insurance: −$128
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$742
• Taxable income: $6,352
• Est. tax owed @ 24.0%: −$1,524
• After-tax cash flow: $4,855/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with some cosmetic repairs and maintenance needed. The roof and flooring require attention, and painting the interior can improve its resale value.

Repairs flagged

• Major roof — Signs of wear and tear on the roof.
• Minor flooring — Worn appearance of the flooring in the kitchen and bathrooms.

Value-add opportunities

• Resale Paint the interior walls and ceilings — Fresh paint can improve the overall appearance and value of the home.
• Resale Replace the worn flooring — New flooring can significantly improve the appearance and value of the home.
• Resale Replace the roof — A new roof can greatly improve the home's value and reduce maintenance costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and tear on the roof.	Major	$15,000–50,000
flooring · Worn appearance of the flooring in the kitchen and bathrooms.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale Paint the interior walls and ceilings — Fresh paint can improve the overall appearance and value of the home. ↑
• Resale Replace the worn flooring — New flooring can significantly improve the appearance and value of the home. ↑
• Resale Replace the roof — A new roof can greatly improve the home's value and reduce maintenance costs. ↑

ⓘ 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: Allegany-Limestone Central School District
• NCES district ID: 3600015
• Math proficiency: 55% ▼ -5.00%
• Reading proficiency: 67% ▲ 17.00%
• Median HH income: $47,850
• Composite: 51.66/100
• National rank: #1696
• State rank: #233 of 590 in NY

Livability — Allegany

• Score: 71/100
• State rank: #395
• US rank: #6843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,118

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Native American 2% Asian 2%
• Common ancestry: Romanian 7% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

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: ▲ 24.72%
• Current HPI: 259.9141
• 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