8989 Main St · Rushford, NY 14777

$165,000

5 bd · 2.5 ba · 2,688 sqft · SingleFamily public records · 108 Days on market

Built 1994 0.30 ac lot $61/sqft · 47% below area Est $309k · 47% under ↓ 17% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Appreciation +5.3/10.0
• Schools +4.5/10.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious and full of potential, this well-maintained 5-bedroom, 2.5 bath, 2-story modular home offers room for everyone! Built in 1994 and situated on a solid block foundation, the home features a full walk-out basement with a concrete floor—perfect for storage, rec room, or a workshop. Inside, you’ll find an inviting eat-in kitchen along with a formal dining room ideal for gatherings and holidays. The first floor also includes a convenient laundry area, a half bath, and a dedicated office space—perfect for working from home. Storage is abundant throughout the home with numerous closets and storage options. The spacious primary bedroom features its own ensuite bath, providing added comfort and privacy. The home is heated by efficient hot water baseboard heat, and has a water softener. Previously used as a church parsonage, the home has been well cared for and offers a unique history along with generous living space. The property shares a driveway and well with the neighboring church. Whether you’re looking for room to grow, work from home, or simply enjoy a spacious layout, this home is ready for its next chapter. * Home is an Arlington 28' X48' two story and was purchased at Sanford Home Sales In Nunda, NY

Key facts

• Formal dining room
• Unique history
• Water softener

Tags

• WALK-OUT BASEMENT
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• DEDICATED OFFICE SPACE
• WATER SOFTENER
• UNIQUE HISTORY

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-54 ($-653/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (16.7% below list).
• Recommended offer: $137k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#1,140 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: employment D+, schools F, crime F.
• Cuba-Rushford Central School District (rural): math 44% / reading 61% proficiency, ranked #350 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 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 $2k of equity ($1k loan paydown + $888 appreciation (0.5% local appreciation)).
• Allegany County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $137,455 (16.7% 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 108 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $309,444
• List price: $165,000
• Delta: -46.68%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.91×
• Total profit: $-4,052
• Equity at exit: $52,397

10-year hold

• IRR: 3.5%
• Equity multiple: 1.40×
• Total profit: $18,619
• Equity at exit: $66,686

Cash invested: $46,200 (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 14777

• Home prices YoY: 0.2%
• Active inventory: 9
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-54

Break-even live

Break-even rent $1,443

Max offer price $157,131

Occupancy floor 99%

Sensitivity live

Price	-10% $60	-5% $3	+0% $-54	+5% $-111	+10% $-168
Rent	-10% $-163	-5% $-109	+0% $-54	+5% $0	+10% $54
Rate	-1.0pp $29	-0.5pp $-12	base $-54	+0.5pp $-97	+1.0pp $-141

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $165,000 Active 108 DOM
2. 2026-06-21
   days on market $165,000 Active 107 DOM
3. 2026-06-18
   days on market $165,000 Active 105 DOM
4. 2026-06-17
   days on market $165,000 Active 104 DOM
5. 2026-06-16
   days on market $165,000 Active 103 DOM
6. 2026-06-15
   days on market $165,000 Active 102 DOM
7. 2026-06-13
   days on market $165,000 Active 100 DOM
8. 2026-06-12
   days on market $165,000 Active 99 DOM
9. 2026-06-09
   days on market $165,000 Active 96 DOM
10. 2026-06-08
    days on market $165,000 Active 95 DOM
11. 2026-06-07
    days on market $165,000 Active 94 DOM
12. 2026-06-07
    days on market $165,000 Active 93 DOM
13. 2026-06-04
    days on market $165,000 Active 90 DOM
14. 2026-06-02
    days on market $165,000 Active 89 DOM
15. 2026-06-01
    days on market $165,000 Active 88 DOM
16. 2026-05-31
    days on market $165,000 Active 87 DOM
17. 2026-05-08
    price $165,000 1251-char remark

    Show marketing remark (1251 chars)

    Spacious and full of potential, this well-maintained 5-bedroom, 2.5 bath, 2-story modular home offers room for everyone! Built in 1994 and situated on a solid block foundation, the home features a full walk-out basement with a concrete floor—perfect for storage, rec room, or a workshop. Inside, you’ll find an inviting eat-in kitchen along with a formal dining room ideal for gatherings and holidays. The first floor also includes a convenient laundry area, a half bath, and a dedicated office space—perfect for working from home. Storage is abundant throughout the home with numerous closets and storage options. The spacious primary bedroom features its own ensuite bath, providing added comfort and privacy. The home is heated by efficient hot water baseboard heat, and has a water softener. Previously used as a church parsonage, the home has been well cared for and offers a unique history along with generous living space. The property shares a driveway and well with the neighboring church. Whether you’re looking for room to grow, work from home, or simply enjoy a spacious layout, this home is ready for its next chapter. * Home is an Arlington 28' X48' two story and was purchased at Sanford Home Sales In Nunda, NY

18. 2026-03-05
    listed $199,000 Active 1251-char remark

    Show marketing remark (1251 chars)

    Spacious and full of potential, this well-maintained 5-bedroom, 2.5 bath, 2-story modular home offers room for everyone! Built in 1994 and situated on a solid block foundation, the home features a full walk-out basement with a concrete floor—perfect for storage, rec room, or a workshop. Inside, you’ll find an inviting eat-in kitchen along with a formal dining room ideal for gatherings and holidays. The first floor also includes a convenient laundry area, a half bath, and a dedicated office space—perfect for working from home. Storage is abundant throughout the home with numerous closets and storage options. The spacious primary bedroom features its own ensuite bath, providing added comfort and privacy. The home is heated by efficient hot water baseboard heat, and has a water softener. Previously used as a church parsonage, the home has been well cared for and offers a unique history along with generous living space. The property shares a driveway and well with the neighboring church. Whether you’re looking for room to grow, work from home, or simply enjoy a spacious layout, this home is ready for its next chapter. * Home is an Arlington 28' X48' two story and was purchased at Sanford Home Sales In Nunda, NY

ⓘ 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 X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $16,495
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,800
• Taxable loss: −$3,487
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $184/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: Cuba-Rushford Central School District
• NCES district ID: 3632010
• Math proficiency: 44% ▼ -18.00%
• Reading proficiency: 61% ▲ 5.00%
• Median HH income: $47,256
• Composite: 44.53/100
• National rank: #2792
• State rank: #350 of 590 in NY

Livability — Rushford

• Score: 55/100
• State rank: #1140
• US rank: #23622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rushford, NY
• Population (ZIP): 531

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Asian 3% Hispanic / Latino 3%
• Common ancestry: Slovak 7% Iranian 3% Romanian 3%
• Foreign-born: 3%
• Languages at home: 97% English-only · Tagalog/Filipino 3%

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: ▲ 0.54%
• Current HPI: 288.83
• 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

-17.1% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $165,000 WNYREIS
• 2026-03-05 Listed $199,000 WNYREIS