8070 South Main St · Springwater, NY 14560

$99,900

3 bd · 3.0 ba · 2,180 sqft · MultiFamily public records · 68 Days on market

Built 1900 0.74 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This three-family fixer upper is a good opportunity for investors or owner-occupants looking to build equity and create steady rental income. Featuring three separate units the property offers solid bones and a flexible layout. With the right vision, each unit can be transformed into comfortable income generating living spaces. The studio apartment has a gas fireplace, sun room, vaulted ceiling with wood beams, spiral staircase to basement, laundry area and full bath. The other 2 apartments have one bedroom each and full bath, spacious living areas. Basement is full walkout and was once finished for more living space. New metal roof. Barn with storage area. Minutes to Wayland and 390.

Key facts

• Wood beams
• Vaulted ceiling
• Gas fireplace

Tags

• THREE SEPARATE UNITS
• GAS FIREPLACE
• SUN ROOM
• VAULTED CEILING
• WOOD BEAMS
• SPIRAL STAIRCASE

What this means for you Summary

Snapshot

• This is a 1×2bd/3.0ba + 2×1bd/1.0ba units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $532/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wayland-Cohocton Central School District (rural): math 40% / reading 53% proficiency, ranked #446 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $39k; list at $100k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.03% ✓
• Cap rate: 25.48%
• Cash-on-cash: 68.52%
• DSCR: 4.05
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 68.0%
• Equity multiple: 4.06×
• Total profit: $85,654
• Equity at exit: $14,895

10-year hold

• IRR: 72.1%
• Equity multiple: 8.37×
• Total profit: $206,029
• Equity at exit: $8,638

Cash invested: $27,972 (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 14560

• Home prices YoY: -14.5%
• Active inventory: 16
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,029 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$230 /mo · $2,761/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $1,597

Break-even live

Break-even rent $1,007

Max offer price $99,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,654	-5% $1,626	+0% $1,597	+5% $1,569	+10% $1,541
Rent	-10% $1,358	-5% $1,478	+0% $1,597	+5% $1,717	+10% $1,837
Rate	-1.0pp $1,648	-0.5pp $1,623	base $1,597	+0.5pp $1,571	+1.0pp $1,545

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	3	$1,121
▸ 2× units	1	1	$1,908
Total (3 units)			$3,029

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $99,900 Active 68 DOM
2. 2026-06-18
   days on market $99,900 Active 66 DOM
3. 2026-06-17
   days on market $99,900 Active 65 DOM
4. 2026-06-16
   days on market $99,900 Active 64 DOM
5. 2026-06-15
   days on market $99,900 Active 63 DOM
6. 2026-06-13
   days on market $99,900 Active 61 DOM
7. 2026-06-12
   days on market $99,900 Active 60 DOM
8. 2026-06-09
   days on market $99,900 Active 57 DOM
9. 2026-06-08
   days on market $99,900 Active 56 DOM
10. 2026-06-07
    days on market $99,900 Active 55 DOM
11. 2026-06-07
    days on market $99,900 Active 54 DOM
12. 2026-06-04
    days on market $99,900 Active 51 DOM
13. 2026-06-02
    days on market $99,900 Active 50 DOM
14. 2026-06-01
    days on market $99,900 Active 49 DOM
15. 2026-05-31
    days on market $99,900 Active 48 DOM
16. 2026-04-13
    listed $99,900 Active 693-char remark

    Show marketing remark (693 chars)

    This three-family fixer upper is a good opportunity for investors or owner-occupants looking to build equity and create steady rental income. Featuring three separate units the property offers solid bones and a flexible layout. With the right vision, each unit can be transformed into comfortable income generating living spaces. The studio apartment has a gas fireplace, sun room, vaulted ceiling with wood beams, spiral staircase to basement, laundry area and full bath. The other 2 apartments have one bedroom each and full bath, spacious living areas. Basement is full walkout and was once finished for more living space. New metal roof. Barn with storage area. Minutes to Wayland and 390.

17. 2021-10-22
    soldstatus $39,399 Closed Sale or Rented 333-char remark

    Show marketing remark (333 chars)

    Fantastic Location. This home has three spacious living areas with high beam ceilings throughout. There are three full bathrooms, two located on the main floor. There is a fireplace and two of the kitchens have islands. The detached garage is oversized and all on a good sized yard. * LBP Addendum * Square footage per FHA Appraiser

18. 2021-08-01
    status Pending Sale 333-char remark

    Show marketing remark (333 chars)

    Fantastic Location. This home has three spacious living areas with high beam ceilings throughout. There are three full bathrooms, two located on the main floor. There is a fireplace and two of the kitchens have islands. The detached garage is oversized and all on a good sized yard. * LBP Addendum * Square footage per FHA Appraiser

19. 2021-07-28
    status Under Contract- Do Not Show 333-char remark

    Show marketing remark (333 chars)

    Fantastic Location. This home has three spacious living areas with high beam ceilings throughout. There are three full bathrooms, two located on the main floor. There is a fireplace and two of the kitchens have islands. The detached garage is oversized and all on a good sized yard. * LBP Addendum * Square footage per FHA Appraiser

20. 2021-07-20
    listed $46,170 Active 333-char remark

    Show marketing remark (333 chars)

    Fantastic Location. This home has three spacious living areas with high beam ceilings throughout. There are three full bathrooms, two located on the main floor. There is a fireplace and two of the kitchens have islands. The detached garage is oversized and all on a good sized yard. * LBP Addendum * Square footage per FHA Appraiser

21. 2021-03-26
    status Pending Sale
22. 2021-03-26
    historical
23. 2021-03-24
    status Active
24. 2021-02-17
    status Pending Sale
25. 2021-02-08
    price $46,170
26. 2021-01-01
    price $51,300
27. 2020-11-25
    listed $57,000 Active
28. 2007-10-12
    soldstatus $85,000

ⓘ 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: $2,761 · $230/mo
• Projected year-2 tax: $2,761 · $230/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 19 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: $36,348
• − Mortgage interest: −$5,596
• − Property taxes: −$2,761
• − Insurance: −$500
• − Repairs & maintenance: −$2,908
• − Management: −$2,908
• − Depreciation: −$2,906
• Taxable income: $18,769
• Est. tax owed @ 24.0%: −$4,505
• After-tax cash flow: $14,663/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: Wayland-Cohocton Central School District
• NCES district ID: 3600011
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $46,957
• Composite: 39.54/100
• National rank: #3940
• State rank: #446 of 590 in NY

Livability — Springwater

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Springwater, NY
• Population (ZIP): 2,392

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 5% Lithuanian 4% Romanian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.65%
• Current HPI: 268.2617
• 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

+17.5% since first listed

13 events — show timeline

• 2026-04-13 Listed $99,900 UNYREIS
• 2021-10-22 Sold (MLS) $39,399 UNYREIS
• 2021-08-01 Pending — UNYREIS
• 2021-07-28 Pending — UNYREIS
• 2021-07-20 Listed $46,170 UNYREIS
• 2021-03-26 Pending — UNYREIS
• 2021-03-26 Listing Removed — UNYREIS
• 2021-03-24 Relisted — UNYREIS
• 2021-02-17 Pending — UNYREIS
• 2021-02-08 Price Changed $46,170 UNYREIS
• 2021-01-01 Price Changed $51,300 UNYREIS
• 2020-11-25 Listed $57,000 UNYREIS
• 2007-10-12 Sold (Public Records) $85,000 Public Records

Property tax history

-5.7%/yr

Latest (2025): $2,761 · +0.0% YoY. Source: county tax records.