12050 Main St · Perrysburg, NY 14129

$95,000

5 bd · 1.5 ba · 2,293 sqft · SingleFamily public records · 18 Days on market

Built 1926

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Roomy 5 bedroom, 2 bath single family home, and--attention investors!--it could also be converted back into a 2-unit home. First floor master bedroom and laundry, large living room, family room and dining room, a bright galley kitchen, and a bonus room could be another bedroom or office. Quiet backyard with access to a private road for walks to nearby woods. Recent updates and maintenance includes Lennox furnace (2016), tankless hot water (2016), complete house weatherization in walls and attic, several new windows, a shed, new roof and fascia on east side of house (2020), and family room ceiling to be replaced with drywall before closing. Basement is full and dry and has plenty of room for storage, exterior is vinyl sided for easy maintenance. Home is currently being weatherproofed through a community action program.

Key facts

• Municipal water
• Built 1926
• Listed 18 days

Tags

• PROFESSIONAL SHINGLE ROOF
• MUNICIPAL WATER
• PUBLIC SEWER CONNECTIONS
• FUNCTIONAL GALLEY KITCHEN
• MODERN FRIGIDAIRE GAS RANGE
• STYLISH TILED BACKSPLASH

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#880 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools F, crime F, amenities F.
• Gowanda Central School District (rural): math 38% / reading 44% proficiency, ranked #513 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 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 $8k of equity ($657 loan paydown + $7k appreciation (7.8% 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 (7.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $52k; list at $95k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.50%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $55,032
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11792 Main St	0.51mi	4/1.0 (-1)	2,118 (-8%)	18mo	$50,000	$24	41

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

Projected returns pro-forma

7.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 3.47×
• Total profit: $65,653
• Equity at exit: $71,063

10-year hold

• IRR: 31.3%
• Equity multiple: 7.39×
• Total profit: $170,062
• Equity at exit: $140,012

Cash invested: $26,600 (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 14129

• Home prices YoY: 2.9%
• Active inventory: 5
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $432

Break-even live

Break-even rent $849

Max offer price $95,000

Occupancy floor 64%

Sensitivity live

Price	-10% $486	-5% $459	+0% $432	+5% $405	+10% $379
Rent	-10% $322	-5% $377	+0% $432	+5% $487	+10% $543
Rate	-1.0pp $480	-0.5pp $456	base $432	+0.5pp $408	+1.0pp $383

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $95,000 Active 18 DOM
2. 2026-06-18
   days on market $95,000 Active 16 DOM
3. 2026-06-17
   days on market $95,000 Active 15 DOM
4. 2026-06-16
   days on market $95,000 Active 14 DOM
5. 2026-06-15
   days on market $95,000 Active 13 DOM
6. 2026-06-13
   days on market $95,000 Active 11 DOM
7. 2026-06-12
   days on market $95,000 Active 10 DOM
8. 2026-06-09
   days on market $95,000 Active 7 DOM
9. 2026-06-08
   days on market $95,000 Active 6 DOM
10. 2026-06-07
    days on market $95,000 Active 5 DOM
11. 2026-06-07
    days on market $95,000 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $95,000 Active 1 DOM

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $1,603 · $134/mo
• Expected delta: +$3/yr ($0/mo · 0.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,760
• − Mortgage interest: −$5,321
• − Property taxes: −$1,600
• − Insurance: −$475
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,764
• Taxable income: $3,919
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $4,247/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: Gowanda Central School District
• NCES district ID: 3612390
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $43,777
• Composite: 34.71/100
• National rank: #5138
• State rank: #513 of 590 in NY

Livability — Perrysburg

• Score: 62/100
• State rank: #880
• US rank: #17139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perrysburg, NY
• Population (ZIP): 1,228

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 (74%)
• Race & ethnicity: White 74% Native American 10% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Romanian 14% Lithuanian 3% Slovak 1%
• Foreign-born: 0%
• Languages at home: 90% English-only · Spanish 5% 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: ▲ 7.83%
• Current HPI: 276.8443
• 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

+233.3% since first listed

13 events — show timeline

• 2026-06-03 Listed $95,000 FSBO.com
• 2022-03-28 Sold (Public Records) $52,000 Public Records
• 2022-03-24 Sold (MLS) $52,000 WNYREIS
• 2022-01-31 Pending — WNYREIS
• 2022-01-28 Pending — WNYREIS
• 2021-12-01 Price Changed $57,000 WNYREIS
• 2021-11-13 Price Changed $64,000 WNYREIS
• 2021-10-04 Relisted — WNYREIS
• 2021-09-29 Pending — WNYREIS
• 2021-08-16 Listed $67,000 WNYREIS
• 2021-08-15 Listing Removed — WNYREIS
• 2021-02-15 Listed $69,900 WNYREIS
• 2008-11-18 Sold (Public Records) $28,500 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,600 · -3.3% YoY. Source: county tax records.