1435 State Route 17c · Waverly, NY 13734

$198,900

3 bd · 1.5 ba · 1,496 sqft · SingleFamily public records · 50 Days on market

Built 1955 0.43 ac lot $133/sqft · 15% below area Est $234k · 15% under

---

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).

• ARV discount +14.3/15.0
• Appreciation +8.3/10.0
• Cash flow +6.0/30.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Brand new metal roof just installed!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for the possibility of adding a 4th bedroom, making this home a great opportunity for future value. (Note pics with metal roof are CURRENT)

Key facts

• Nearly half-acre lot
• 0.43 acre lot
• Garage

Tags

• PELLET STOVE IN LIVING ROOM
• NEARLY HALF-ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-382 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (35.9% below list).
• Recommended offer: $128k (35.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#569 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Tioga Central School District (rural): math 51% / reading 56% proficiency, ranked #322 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tioga Elementary School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 348 students, 46% FRL); Tioga Middle School (math 42% / reading 52%, grade D+, #315 of 729 statewide, top 45%, 264 students, 50% FRL); Tioga Senior High School (math 95%, 276 students, 0% FRL).
• Market conditions: 8 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (6.6% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, 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 50 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $124k; list at $199k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,550 (35.9% 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 50 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.64% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.24%
• DSCR: 0.63
• GRM: 13.0

CMA / ARV

• ARV (median comp): $234,041
• List price: $198,900
• Delta: -15.01%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.73×
• Total profit: $40,745
• Equity at exit: $133,170

10-year hold

• IRR: 11.5%
• Equity multiple: 3.46×
• Total profit: $137,258
• Equity at exit: $248,848

Cash invested: $55,692 (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 13734

• Home prices YoY: 2.4%
• Active inventory: 8
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$1,043
• Tax from tax record: −$264 /mo · $3,169/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-382

Break-even live

Break-even rent $1,760

Max offer price $131,346

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-326	+0% $-382	+5% $-439	+10% $-495
Rent	-10% $-483	-5% $-433	+0% $-382	+5% $-332	+10% $-282
Rate	-1.0pp $-282	-0.5pp $-332	base $-382	+0.5pp $-434	+1.0pp $-486

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-12
   status Pending 989-char remark

   Show marketing remark (989 chars)

   Brand new metal roof just installed!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for the possibility of adding a 4th bedroom, making this home a great opportunity for future value. (Note pics with metal roof are CURRENT)

2. 2026-05-05
   status Pending 1721-char remark

   Show marketing remark (1721 chars)

   A brand new metal roof installed just for you!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy, moody feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for additional finished living space, including the possibility of adding a 4th bedroom and second bathroom (already plumbed), making this home a great opportunity for future value. Additional features include a front yard storage shed, plenty of yard space, and a comfortable layout that feels both cozy and open. Highlights: • 3 Bedrooms | 1 Bathroom • Pellet stove in living room • Great flow between living, dining, and kitchen • Bedrooms and bath just four steps up • DIY sunroom overlooking fenced backyard • Nearly half-acre lot • Basement with potential for additional bedroom and bathroom • Storage shed and plenty of outdoor space A cozy home with charm, natural light, and room to grow both inside and out. (Note: all pics showing new black metal roof are current. Shingle are previously taken)

3. 2026-04-14
   price $198,900 1721-char remark

   Show marketing remark (989 chars)

   Brand new metal roof just installed!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for the possibility of adding a 4th bedroom, making this home a great opportunity for future value. (Note pics with metal roof are CURRENT)

4. 2026-04-14
   price $198,900 989-char remark

   Show marketing remark (989 chars)

   Brand new metal roof just installed!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for the possibility of adding a 4th bedroom, making this home a great opportunity for future value. (Note pics with metal roof are CURRENT)

5. 2026-04-07
   status Active 1721-char remark

   Show marketing remark (989 chars)

   Brand new metal roof just installed!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for the possibility of adding a 4th bedroom, making this home a great opportunity for future value. (Note pics with metal roof are CURRENT)

6. 2026-04-07
   status Active 989-char remark

   Show marketing remark (989 chars)

   Brand new metal roof just installed!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for the possibility of adding a 4th bedroom, making this home a great opportunity for future value. (Note pics with metal roof are CURRENT)

7. 2026-03-31
   historical Active Under Contract 1721-char remark

   Show marketing remark (1721 chars)

   A brand new metal roof installed just for you!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy, moody feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for additional finished living space, including the possibility of adding a 4th bedroom and second bathroom (already plumbed), making this home a great opportunity for future value. Additional features include a front yard storage shed, plenty of yard space, and a comfortable layout that feels both cozy and open. Highlights: • 3 Bedrooms | 1 Bathroom • Pellet stove in living room • Great flow between living, dining, and kitchen • Bedrooms and bath just four steps up • DIY sunroom overlooking fenced backyard • Nearly half-acre lot • Basement with potential for additional bedroom and bathroom • Storage shed and plenty of outdoor space A cozy home with charm, natural light, and room to grow both inside and out. (Note: all pics showing new black metal roof are current. Shingle are previously taken)

8. 2026-03-27
   historical Active Under Contract 989-char remark

   Show marketing remark (989 chars)

   Brand new metal roof just installed!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for the possibility of adding a 4th bedroom, making this home a great opportunity for future value. (Note pics with metal roof are CURRENT)

9. 2026-03-15
   listed $199,000 Active 989-char remark

   Show marketing remark (1721 chars)

   A brand new metal roof installed just for you!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy, moody feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for additional finished living space, including the possibility of adding a 4th bedroom and second bathroom (already plumbed), making this home a great opportunity for future value. Additional features include a front yard storage shed, plenty of yard space, and a comfortable layout that feels both cozy and open. Highlights: • 3 Bedrooms | 1 Bathroom • Pellet stove in living room • Great flow between living, dining, and kitchen • Bedrooms and bath just four steps up • DIY sunroom overlooking fenced backyard • Nearly half-acre lot • Basement with potential for additional bedroom and bathroom • Storage shed and plenty of outdoor space A cozy home with charm, natural light, and room to grow both inside and out. (Note: all pics showing new black metal roof are current. Shingle are previously taken)

10. 2026-03-15
    listed $199,000 Active 1721-char remark

    Show marketing remark (1721 chars)

    A brand new metal roof installed just for you!! Welcome to this charming 3-bedroom, 1-bath home offering a cozy, moody feel with beautiful natural light in the main living spaces. The living room features a pellet stove, creating the perfect warm and inviting space for relaxing during cooler months. The home offers a great flowing layout between the living room, dining area, and kitchen, making everyday living and entertaining easy and comfortable. Just four steps up lead to the three bedrooms and full bathroom, providing a functional and convenient layout. Enjoy the cute DIY sunroom overlooking the backyard, perfect for morning coffee, plants, or a relaxing retreat. The fully fenced backyard provides space for pets, play, or entertaining, all situated on nearly half an acre, giving you plenty of outdoor room to enjoy. The basement offers great potential for additional finished living space, including the possibility of adding a 4th bedroom and second bathroom (already plumbed), making this home a great opportunity for future value. Additional features include a front yard storage shed, plenty of yard space, and a comfortable layout that feels both cozy and open. Highlights: • 3 Bedrooms | 1 Bathroom • Pellet stove in living room • Great flow between living, dining, and kitchen • Bedrooms and bath just four steps up • DIY sunroom overlooking fenced backyard • Nearly half-acre lot • Basement with potential for additional bedroom and bathroom • Storage shed and plenty of outdoor space A cozy home with charm, natural light, and room to grow both inside and out. (Note: all pics showing new black metal roof are current. Shingle are previously taken)

11. 2018-12-03
    soldstatus $124,000
12. 2018-11-19
    soldstatus $124,000
13. 2018-08-16
    listed $124,900

ⓘ 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: $3,169 · $264/mo
• Projected year-2 tax: $3,265 · $272/mo
• Expected delta: +$96/yr (+$8/mo · 3.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,306
• − Mortgage interest: −$11,141
• − Property taxes: −$3,169
• − Insurance: −$994
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$5,786
• Taxable loss: −$8,235
• Est. tax savings @ 24.0%: +$1,976
• After-tax cash flow: $-2,613/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: Tioga Central School District
• NCES district ID: 3628710
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $55,082
• Composite: 46.16/100
• National rank: #2500
• State rank: #322 of 590 in NY

Livability — Waverly

• Score: 67/100
• State rank: #569
• US rank: #10246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,243

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2%
• Common ancestry: Iranian 5% Lithuanian 3% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.64%
• Current HPI: 285.9626
• 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

+59.2% since first listed

13 events — show timeline

• 2026-05-12 Pending — NMPA
• 2026-05-05 Pending — UNYREIS
• 2026-04-14 Price Changed $198,900 UNYREIS
• 2026-04-14 Price Changed $198,900 NMPA
• 2026-04-07 Relisted — UNYREIS
• 2026-04-07 Relisted — NMPA
• 2026-03-31 Contingent — UNYREIS
• 2026-03-27 Contingent — NMPA
• 2026-03-15 Listed $199,000 UNYREIS
• 2026-03-15 Listed $199,000 NMPA
• 2018-12-03 Sold (Public Records) $124,000 Public Records
• 2018-11-19 Sold (MLS) $124,000 GBAOR
• 2018-08-16 Listed $124,900 GBAOR

Property tax history

+4.2%/yr

Latest (2025): $3,169 · +3.1% YoY. Source: county tax records.