9994 Oakland St · Dalton, NY 14836

$124,999

2 bd · 1.5 ba · 1,548 sqft · SingleFamily public records · 225 Days on market

Built 1900 0.46 ac lot Est $136k · 8% under

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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).

• Cash flow +13.9/30.0
• ARV discount +11.2/15.0
• Appreciation +7.9/10.0
• 1% rule +4.6/10.0
• DSCR +4.2/10.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BUY THIS HOME NOW and enjoy close proximity to beautiful Letchworth State Park with easy commutes to Hornell, SUNY Geneseo and SUNY Alfred! Brand new kitchen with newer stainless steel appliances (electric oven/range with gas hook-up available), and soft-close wood cabinets, gleaming hardwoods, new carpeting, new ceramic and porcelain tile, large master bath with double vanity, 4' x 6' jetted tub, walk-in dual shower and heated floor! Fully enclosed front porch. Nicely landscaped with private back yard, great for entertaining. New drywall throughout most of home, updated electrical service with new wiring, new pex plumbing, some new double and triple pane thermal windows, Anderson water softener and reverse osmosis water purification system, roof (2011), hot water tank (2017), new insulation. WOW!!!

Key facts

• Panel box
• Large eat-in kitchen
• Newer furnace

Tags

• NEWER FURNACE
• HOT WATER ON DEMAND
• PANEL BOX
• LARGE EAT-IN KITCHEN
• FORMAL DINING ROOM
• SEPARATE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $13 ($155/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (3.6% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,112 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: employment C-, crime F, amenities F.
• Dalton-Nunda Central School District (Keshequa) (rural): math 39% / reading 42% proficiency, ranked #515 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dalton-Nunda Primary School (math 15% / reading 24%, grade F, #1,972 of 2,108 statewide, top 94%, 164 students, 60% FRL); Dalton-Nunda Intermediate School (math 42% / reading 37%, grade F, #418 of 729 statewide, top 59%, 111 students, 0% FRL); Dalton-Nunda Secondary School (math 42% / reading 52%, grade D-, #1,007 of 1,100 statewide, top 93%, 269 students, 50% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $7k appreciation (5.8% local appreciation)).
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 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 225 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $82k; list at $125k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.96% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $136,224
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1722 Main St	0.17mi	2/1.5	1,536 (-1%)	20mo	$135,000	$88	74
10001 Oakland St	0.04mi	3/1.0 (+1)	1,632 (+5%)	15mo	$103,500	$63	70

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

Projected returns pro-forma

5.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 2.02×
• Total profit: $35,540
• Equity at exit: $77,052

10-year hold

• IRR: 15.5%
• Equity multiple: 3.98×
• Total profit: $104,418
• Equity at exit: $138,432

Cash invested: $35,000 (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 14836

• Home prices YoY: 2.7%
• Active inventory: 2
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$231 /mo · $2,772/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $13

Break-even live

Break-even rent $1,188

Max offer price $124,999

Occupancy floor 94%

Sensitivity live

Price	-10% $84	-5% $48	+0% $13	+5% $-22	+10% $-58
Rent	-10% $-82	-5% $-35	+0% $13	+5% $60	+10% $108
Rate	-1.0pp $76	-0.5pp $45	base $13	+0.5pp $-19	+1.0pp $-52

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-03-03
   status Pending
2. 2026-01-19
   status Active
3. 2025-12-05
   status Pending
4. 2025-12-04
   historical Active Under Contract
5. 2025-10-09
   price $124,999
6. 2025-09-19
   status Active
7. 2025-07-19
   historical Active Under Contract
8. 2025-07-06
   status Active
9. 2025-07-02
   historical Active Under Contract
10. 2025-06-06
    listed $129,900 Active
11. 2021-09-13
    soldstatus $82,500
12. 2018-12-21
    soldstatus $76,000
13. 2018-12-20
    soldstatus $76,000 Closed Sale or Rented 810-char remark

    Show marketing remark (810 chars)

    BUY THIS HOME NOW and enjoy close proximity to beautiful Letchworth State Park with easy commutes to Hornell, SUNY Geneseo and SUNY Alfred! Brand new kitchen with newer stainless steel appliances (electric oven/range with gas hook-up available), and soft-close wood cabinets, gleaming hardwoods, new carpeting, new ceramic and porcelain tile, large master bath with double vanity, 4' x 6' jetted tub, walk-in dual shower and heated floor! Fully enclosed front porch. Nicely landscaped with private back yard, great for entertaining. New drywall throughout most of home, updated electrical service with new wiring, new pex plumbing, some new double and triple pane thermal windows, Anderson water softener and reverse osmosis water purification system, roof (2011), hot water tank (2017), new insulation. WOW!!!

14. 2018-10-25
    status Under Contract- Do Not Show 810-char remark

    Show marketing remark (810 chars)

    BUY THIS HOME NOW and enjoy close proximity to beautiful Letchworth State Park with easy commutes to Hornell, SUNY Geneseo and SUNY Alfred! Brand new kitchen with newer stainless steel appliances (electric oven/range with gas hook-up available), and soft-close wood cabinets, gleaming hardwoods, new carpeting, new ceramic and porcelain tile, large master bath with double vanity, 4' x 6' jetted tub, walk-in dual shower and heated floor! Fully enclosed front porch. Nicely landscaped with private back yard, great for entertaining. New drywall throughout most of home, updated electrical service with new wiring, new pex plumbing, some new double and triple pane thermal windows, Anderson water softener and reverse osmosis water purification system, roof (2011), hot water tank (2017), new insulation. WOW!!!

15. 2018-10-11
    historical Continue to Show- Under Contract 810-char remark

    Show marketing remark (810 chars)

    BUY THIS HOME NOW and enjoy close proximity to beautiful Letchworth State Park with easy commutes to Hornell, SUNY Geneseo and SUNY Alfred! Brand new kitchen with newer stainless steel appliances (electric oven/range with gas hook-up available), and soft-close wood cabinets, gleaming hardwoods, new carpeting, new ceramic and porcelain tile, large master bath with double vanity, 4' x 6' jetted tub, walk-in dual shower and heated floor! Fully enclosed front porch. Nicely landscaped with private back yard, great for entertaining. New drywall throughout most of home, updated electrical service with new wiring, new pex plumbing, some new double and triple pane thermal windows, Anderson water softener and reverse osmosis water purification system, roof (2011), hot water tank (2017), new insulation. WOW!!!

16. 2018-10-06
    status Pending Sale 810-char remark

    Show marketing remark (810 chars)

    BUY THIS HOME NOW and enjoy close proximity to beautiful Letchworth State Park with easy commutes to Hornell, SUNY Geneseo and SUNY Alfred! Brand new kitchen with newer stainless steel appliances (electric oven/range with gas hook-up available), and soft-close wood cabinets, gleaming hardwoods, new carpeting, new ceramic and porcelain tile, large master bath with double vanity, 4' x 6' jetted tub, walk-in dual shower and heated floor! Fully enclosed front porch. Nicely landscaped with private back yard, great for entertaining. New drywall throughout most of home, updated electrical service with new wiring, new pex plumbing, some new double and triple pane thermal windows, Anderson water softener and reverse osmosis water purification system, roof (2011), hot water tank (2017), new insulation. WOW!!!

17. 2018-09-10
    price $75,000 810-char remark

    Show marketing remark (810 chars)

    BUY THIS HOME NOW and enjoy close proximity to beautiful Letchworth State Park with easy commutes to Hornell, SUNY Geneseo and SUNY Alfred! Brand new kitchen with newer stainless steel appliances (electric oven/range with gas hook-up available), and soft-close wood cabinets, gleaming hardwoods, new carpeting, new ceramic and porcelain tile, large master bath with double vanity, 4' x 6' jetted tub, walk-in dual shower and heated floor! Fully enclosed front porch. Nicely landscaped with private back yard, great for entertaining. New drywall throughout most of home, updated electrical service with new wiring, new pex plumbing, some new double and triple pane thermal windows, Anderson water softener and reverse osmosis water purification system, roof (2011), hot water tank (2017), new insulation. WOW!!!

18. 2018-09-05
    price $78,000 810-char remark

    Show marketing remark (810 chars)

    BUY THIS HOME NOW and enjoy close proximity to beautiful Letchworth State Park with easy commutes to Hornell, SUNY Geneseo and SUNY Alfred! Brand new kitchen with newer stainless steel appliances (electric oven/range with gas hook-up available), and soft-close wood cabinets, gleaming hardwoods, new carpeting, new ceramic and porcelain tile, large master bath with double vanity, 4' x 6' jetted tub, walk-in dual shower and heated floor! Fully enclosed front porch. Nicely landscaped with private back yard, great for entertaining. New drywall throughout most of home, updated electrical service with new wiring, new pex plumbing, some new double and triple pane thermal windows, Anderson water softener and reverse osmosis water purification system, roof (2011), hot water tank (2017), new insulation. WOW!!!

19. 2018-08-29
    price $80,000 810-char remark

    Show marketing remark (810 chars)

    BUY THIS HOME NOW and enjoy close proximity to beautiful Letchworth State Park with easy commutes to Hornell, SUNY Geneseo and SUNY Alfred! Brand new kitchen with newer stainless steel appliances (electric oven/range with gas hook-up available), and soft-close wood cabinets, gleaming hardwoods, new carpeting, new ceramic and porcelain tile, large master bath with double vanity, 4' x 6' jetted tub, walk-in dual shower and heated floor! Fully enclosed front porch. Nicely landscaped with private back yard, great for entertaining. New drywall throughout most of home, updated electrical service with new wiring, new pex plumbing, some new double and triple pane thermal windows, Anderson water softener and reverse osmosis water purification system, roof (2011), hot water tank (2017), new insulation. WOW!!!

20. 2018-08-07
    listed $83,000 Active 810-char remark

    Show marketing remark (810 chars)

    BUY THIS HOME NOW and enjoy close proximity to beautiful Letchworth State Park with easy commutes to Hornell, SUNY Geneseo and SUNY Alfred! Brand new kitchen with newer stainless steel appliances (electric oven/range with gas hook-up available), and soft-close wood cabinets, gleaming hardwoods, new carpeting, new ceramic and porcelain tile, large master bath with double vanity, 4' x 6' jetted tub, walk-in dual shower and heated floor! Fully enclosed front porch. Nicely landscaped with private back yard, great for entertaining. New drywall throughout most of home, updated electrical service with new wiring, new pex plumbing, some new double and triple pane thermal windows, Anderson water softener and reverse osmosis water purification system, roof (2011), hot water tank (2017), new insulation. WOW!!!

21. 2014-12-01
    soldstatus $42,400 161-char remark

    Show marketing remark (161 chars)

    Lots of potential with this 2 story home. 3 bedrooms, 1.5 bath with 1 car detached garage. Beautiful hardwood flooring. New roof, Nice deep lot with apple trees.

22. 2014-07-09
    listed $49,900 161-char remark

    Show marketing remark (161 chars)

    Lots of potential with this 2 story home. 3 bedrooms, 1.5 bath with 1 car detached garage. Beautiful hardwood flooring. New roof, Nice deep lot with apple trees.

ⓘ 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: $2,772 · $231/mo
• Projected year-2 tax: $2,772 · $231/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 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: $14,454
• − Mortgage interest: −$7,002
• − Property taxes: −$2,772
• − Insurance: −$625
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,636
• Taxable loss: −$1,895
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $610/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: Dalton-Nunda Central School District (Keshequa)
• NCES district ID: 3621450
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $47,123
• Composite: 34.63/100
• National rank: #5149
• State rank: #515 of 590 in NY

Livability — Dalton

• Score: 56/100
• State rank: #1112
• US rank: #22825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dalton, NY
• Population (ZIP): 915

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 (94%)
• Race & ethnicity: White 94% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Italian 5% Iranian 4% Polish 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▲ 5.81%
• Current HPI: 223.0683
• 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

+150.5% since first listed

22 events — show timeline

• 2026-03-03 Pending — UNYREIS
• 2026-01-19 Relisted — UNYREIS
• 2025-12-05 Pending — UNYREIS
• 2025-12-04 Contingent — UNYREIS
• 2025-10-09 Price Changed $124,999 UNYREIS
• 2025-09-19 Relisted — UNYREIS
• 2025-07-19 Contingent — UNYREIS
• 2025-07-06 Relisted — UNYREIS
• 2025-07-02 Contingent — UNYREIS
• 2025-06-06 Listed $129,900 UNYREIS
• 2021-09-13 Sold (Public Records) $82,500 Public Records
• 2018-12-21 Sold (Public Records) $76,000 Public Records
• 2018-12-20 Sold (MLS) $76,000 UNYREIS
• 2018-10-25 Pending — UNYREIS
• 2018-10-11 Contingent — UNYREIS
• 2018-10-06 Pending — UNYREIS
• 2018-09-10 Price Changed $75,000 UNYREIS
• 2018-09-05 Price Changed $78,000 UNYREIS
• 2018-08-29 Price Changed $80,000 UNYREIS
• 2018-08-07 Listed $83,000 UNYREIS
• 2014-12-01 Sold (MLS) $42,400 UNYREIS
• 2014-07-09 Listed $49,900 UNYREIS

Property tax history

-3.3%/yr

Latest (2025): $2,772 · -0.3% YoY. Source: county tax records.