166 W Main St · Allegany, NY 14706

$35,000

5 bd · 2.0 ba · 2,930 sqft · SingleFamily public records · 6 Days on market

Built 1950 4,019 sqft lot ↓ 53% since listing

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Why this score? — see what drove the A- 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 +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

There is additional parking out back They have been paid $1200 a year to share parking with next door

Key facts

• 4,019 sq ft lot
• Built 1950
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

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 $4k of equity ($242 loan paydown + $4k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $15k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1950 — 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 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: 3.98% ✓
• Cap rate: 35.72%
• Cash-on-cash: 105.09%
• DSCR: 5.68
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $348,670
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2207 Sheldon Dr	0.36mi	4/2.5 (-1)	2,678 (-9%)	6mo	$282,000	$105	57
69 N 4th St	0.15mi	5/4.0	3,368 (+15%)	8mo	$400,000	$119	53
2022 Four Mile Rd	0.38mi	5/3.0	2,758 (-6%)	24mo	$317,000	$115	49
3409 Maple Ave	0.56mi	4/2.5 (-1)	2,826 (-4%)	21mo	$335,000	$119	44

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: —
• Equity multiple: 8.52×
• Total profit: $73,744
• Equity at exit: $31,531

10-year hold

• IRR: —
• Equity multiple: 18.78×
• Total profit: $174,220
• Equity at exit: $67,997

Cash invested: $9,800 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $858

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 33%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-02-28
   status Pending
2. 2026-02-26
   price $35,000
3. 2026-02-26
   status Active
4. 2026-02-24
   status Pending
5. 2026-02-20
   listed $49,900 Active
6. 2020-12-03
   soldstatus $41,200 Closed Sale or Rented 102-char remark

   Show marketing remark (102 chars)

   There is additional parking out back They have been paid $1200 a year to share parking with next door

7. 2020-06-23
   status Pending Sale 102-char remark

   Show marketing remark (102 chars)

   There is additional parking out back They have been paid $1200 a year to share parking with next door

8. 2019-04-13
   status Under Contract- Do Not Show 102-char remark

   Show marketing remark (102 chars)

   There is additional parking out back They have been paid $1200 a year to share parking with next door

9. 2018-09-10
   price $39,900 102-char remark

   Show marketing remark (102 chars)

   There is additional parking out back They have been paid $1200 a year to share parking with next door

10. 2018-04-15
    price $49,900 102-char remark

    Show marketing remark (102 chars)

    There is additional parking out back They have been paid $1200 a year to share parking with next door

11. 2018-03-06
    listed $69,900 Active 102-char remark

    Show marketing remark (102 chars)

    There is additional parking out back They have been paid $1200 a year to share parking with next door

12. 2018-03-04
    historical
13. 2017-09-04
    listed $69,000 Active
14. 2017-06-22
    historical
15. 2017-03-10
    price $59,900
16. 2016-11-16
    listed $79,000 Active
17. 2016-10-08
    historical
18. 2016-04-08
    listed $79,900 Active
19. 2016-04-07
    historical
20. 2015-10-06
    listed $79,900 Active
21. 2015-10-01
    historical
22. 2015-05-13
    listed $79,900 Active
23. 2014-03-31
    listed $79,900
24. 2011-06-20
    soldstatus $80,000
25. 2004-01-02
    soldstatus $75,000

ⓘ 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 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: $16,710
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$1,018
• Taxable income: $10,358
• Est. tax owed @ 24.0%: −$2,486
• After-tax cash flow: $7,813/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: 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

• Census place: Allegany, NY
• 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

Price history

-53.3% since first listed

25 events — show timeline

• 2026-02-28 Pending — UNYREIS
• 2026-02-26 Price Changed $35,000 UNYREIS
• 2026-02-26 Relisted — UNYREIS
• 2026-02-24 Pending — UNYREIS
• 2026-02-20 Listed $49,900 UNYREIS
• 2020-12-03 Sold (MLS) $41,200 UNYREIS
• 2020-06-23 Pending — UNYREIS
• 2019-04-13 Pending — UNYREIS
• 2018-09-10 Price Changed $39,900 UNYREIS
• 2018-04-15 Price Changed $49,900 UNYREIS
• 2018-03-06 Listed $69,900 UNYREIS
• 2018-03-04 Listing Removed — UNYREIS
• 2017-09-04 Listed $69,000 UNYREIS
• 2017-06-22 Listing Removed — WNYREIS
• 2017-03-10 Price Changed $59,900 WNYREIS
• 2016-11-16 Listed $79,000 WNYREIS
• 2016-10-08 Listing Removed — WNYREIS
• 2016-04-08 Listed $79,900 WNYREIS
• 2016-04-07 Listing Removed — WNYREIS
• 2015-10-06 Listed $79,900 WNYREIS
• 2015-10-01 Listing Removed — WNYREIS
• 2015-05-13 Listed $79,900 WNYREIS
• 2014-03-31 Listed $79,900 WNYREIS
• 2011-06-20 Sold (Public Records) $80,000 Public Records
• 2004-01-02 Sold (Public Records) $75,000 Public Records

Property tax history

-5.4%/yr

Latest (2025): $1,918 · +0.4% YoY. Source: county tax records.