4375 Davis Corners Rd · Morrisville, NY 13408

$169,900

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 3 Days on market

Built 1972 2.43 ac lot

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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).

• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +5.6/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

This charming country ranch needs a little TLC to make it shine. Has handicap accessable ramp in the garage which leads to 3 bedrooms, 1 full bath, livingroom, and kitchen dining area. There is a full bath in the basement as well as laundry area and utility mechanicals. Formerly finished, and walk out. There is a pole barn with items that will convey to the new owners and a large shed as well. property consists of 2.43 acres with a small stream and wooded area. Well and septic, house has Propane heat as well as some electric heat in the bedrooms. Nearby to Morrisville College Equine center and Morrisville High School.

Key facts

• 2.43 acres
• Two outbuildings
• Finished basement

Tags

• FINISHED BASEMENT
• TWO OUTBUILDINGS
• 2.43 ACRES
• ADDITIONAL LIVING SPACE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity connected; Well water; Septic tank
• Home design: Single-story home; Existing construction; Vinyl siding; Metal roof; Resale property
• Construction: Block foundation; Vinyl siding construction; Metal roof
• Exterior features: Gravel driveway; Patio; Propane tank (leased); Shed(s) / storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Propane heating; Wood heating
• Interior features: Ceiling fan(s); Country kitchen; Bedroom on main level; Full finished basement
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (23.6% below list).
• Recommended offer: $118k (30.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#291 in NY, #4,741 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: amenities F, commute F.
• Morrisville-Eaton Central School District (rural): math 59% / reading 72% proficiency, ranked #177 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Edward R Andrews Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 307 students, 57% FRL); Morrisville Middle School High School (math 77% / reading 82%, grade A-, #518 of 1,100 statewide, top 51%, 291 students, 54% FRL).
• Market conditions: 17 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.2% local appreciation)).
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $120k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,923 (30.6% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.76% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.69×
• Total profit: $32,743
• Equity at exit: $109,275

10-year hold

• IRR: 11.2%
• Equity multiple: 3.33×
• Total profit: $110,616
• Equity at exit: $200,330

Cash invested: $47,572 (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 13408

• Home prices YoY: 2.3%
• Active inventory: 17
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$302 /mo · $3,621/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-294

Break-even live

Break-even rent $1,670

Max offer price $117,923

Occupancy floor —

Sensitivity live

Price	-10% $-198	-5% $-246	+0% $-294	+5% $-342	+10% $-390
Rent	-10% $-397	-5% $-345	+0% $-294	+5% $-243	+10% $-192
Rate	-1.0pp $-209	-0.5pp $-251	base $-294	+0.5pp $-338	+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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $169,900 Active 3 DOM
2. 2026-06-21
   days on market $169,900 Active 2 DOM
3. 2026-06-18
   remarks 527-char remark
4. 2026-06-18
   listed $169,900 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: $3,621 · $302/mo
• Projected year-2 tax: $3,621 · $302/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $15,567
• − Mortgage interest: −$9,517
• − Property taxes: −$3,621
• − Insurance: −$1,516
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$4,943
• Taxable loss: −$6,520
• Est. tax savings @ 24.0%: +$1,565
• After-tax cash flow: $-1,966/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: Morrisville-Eaton Central School District
• NCES district ID: 3619920
• Math proficiency: 59% ▲ 12.00%
• Reading proficiency: 72% ▲ 17.00%
• Median HH income: $49,688
• Composite: 55.56/100
• National rank: #1239
• State rank: #177 of 590 in NY

Livability — Morrisville

• Score: 74/100
• State rank: #291
• US rank: #4741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,422

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 7% Black 5% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Danish 3% Polish 2% Slovak 2%
• Foreign-born: 5% · China, Canada, South Korea
• Languages at home: 87% English-only · German/W. Germanic 4% Spanish 3% Chinese 2%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.23%
• Current HPI: 275.2987
• 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

+42.8% since first listed

5 events — show timeline

• 2026-06-18 Listed $169,900 CNYIS
• 2023-08-28 Sold (Public Records) $119,500 Public Records
• 2023-08-25 Sold (MLS) $119,500 CNYIS
• 2023-06-25 Pending — CNYIS
• 2023-06-21 Listed $119,000 CNYIS

Property tax history

+3.7%/yr

Latest (2025): $3,621 · -0.0% YoY. Source: county tax records.