1130 Macduffie Dr · Weston Mills, NY 14743

$169,900

3 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 40 Days on market

Built 1980 2.54 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.3/10.0

Listing remarks MLS

AWESOME VIEW! Enjoy the great view of the valley from your deck on this home. The dining room has sliding glass doors that lead out to the deck. There are three bedrooms and one and half baths. This home sits on over two and half acres. There is a one care garage and a storage shed for all the extras.

Key facts

• Storage shed
• Updated kitchen
• Small porch area

Tags

• BREATHTAKING VALLEY VIEWS
• UPDATED KITCHEN
• EXPANSIVE DECK
• STORAGE SHED
• SMALL PORCH AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (33.1% below list).
• Recommended offer: $114k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#667 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Hinsdale Central School District (town): math 60% / reading 59% proficiency, ranked #297 of 755 in NY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 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 $15k of equity ($1k loan paydown + $14k appreciation (8.3% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $170k implies a 161% gain — meaningful room to come down on a strong offer.

Recommended offer $113,703 (33.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 4.61%
• Cash-on-cash: -5.99%
• DSCR: 0.73
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.22×
• Total profit: $58,231
• Equity at exit: $132,677

10-year hold

• IRR: 15.6%
• Equity multiple: 4.79×
• Total profit: $180,377
• Equity at exit: $266,872

Cash invested: $47,572 (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 14743

• Home prices YoY: 2.6%
• Active inventory: 18
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-238

Break-even live

Break-even rent $1,438

Max offer price $127,920

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-190	+0% $-238	+5% $-286	+10% $-334
Rent	-10% $-327	-5% $-283	+0% $-238	+5% $-193	+10% $-148
Rate	-1.0pp $-152	-0.5pp $-194	base $-238	+0.5pp $-282	+1.0pp $-326

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-06
   status Pending
2. 2026-03-27
   historical Active Under Contract
3. 2026-03-15
   price $169,900
4. 2026-02-25
   listed $180,000 Active
5. 2019-06-26
   soldstatus $65,000
6. 2019-06-25
   soldstatus $65,000 Closed Sale or Rented 303-char remark

   Show marketing remark (303 chars)

   AWESOME VIEW! Enjoy the great view of the valley from your deck on this home. The dining room has sliding glass doors that lead out to the deck. There are three bedrooms and one and half baths. This home sits on over two and half acres. There is a one care garage and a storage shed for all the extras.

7. 2019-04-22
   status Under Contract- Do Not Show 303-char remark

   Show marketing remark (303 chars)

   AWESOME VIEW! Enjoy the great view of the valley from your deck on this home. The dining room has sliding glass doors that lead out to the deck. There are three bedrooms and one and half baths. This home sits on over two and half acres. There is a one care garage and a storage shed for all the extras.

8. 2019-04-14
   listed $69,900 Active 303-char remark

   Show marketing remark (303 chars)

   AWESOME VIEW! Enjoy the great view of the valley from your deck on this home. The dining room has sliding glass doors that lead out to the deck. There are three bedrooms and one and half baths. This home sits on over two and half acres. There is a one care garage and a storage shed for all the extras.

ⓘ 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: $2,090 · $174/mo
• Projected year-2 tax: $2,480 · $207/mo
• Expected delta: +$391/yr (+$33/mo · 18.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°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: $13,644
• − Mortgage interest: −$9,517
• − Property taxes: −$2,090
• − Insurance: −$850
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$4,943
• Taxable loss: −$5,937
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $-1,427/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: Hinsdale Central School District
• NCES district ID: 3614490
• Math proficiency: 60% ▲ 1.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $43,001
• Composite: 51.63/100
• National rank: #3630
• State rank: #297 of 755 in NY

Livability — Weston Mills

• Score: 65/100
• State rank: #667
• US rank: #12400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 95
• Population (ZIP): 2,095

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 (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: Romanian 6% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada

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: ▲ 8.31%
• Current HPI: 321.4238
• 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

+143.1% since first listed

8 events — show timeline

• 2026-04-06 Pending — UNYREIS
• 2026-03-27 Contingent — UNYREIS
• 2026-03-15 Price Changed $169,900 UNYREIS
• 2026-02-25 Listed $180,000 UNYREIS
• 2019-06-26 Sold (Public Records) $65,000 Public Records
• 2019-06-25 Sold (MLS) $65,000 UNYREIS
• 2019-04-22 Pending — UNYREIS
• 2019-04-14 Listed $69,900 UNYREIS

Property tax history

+4.0%/yr

Latest (2025): $2,090 · +7.7% YoY. Source: county tax records.