123 E Williams St · Waterloo, NY 13165

$115,900

3 bd · 1.0 ba · 1,926 sqft · SingleFamily public records · 283 Days on market

Built 1940 10,454 sqft lot $60/sqft · 39% below area Est $191k · 39% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.6/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-loved 2-story old-style home offering space, character, and endless possibilities. Featuring 3 bedrooms with the option for a 4th bedroom on the main floor, this home provides flexibility for your needs. The full bathroom is conveniently located on the first floor and includes laundry for easy living. Inside, you’ll find an abundance of space waiting for your personal touch, including a dining room that fills with natural light as the sunrise brightens each morning. Step outside to enjoy a fully fenced backyard with plenty of room for pets, play, and entertaining, plus a shed for extra storage. The property also offers generous parking and is perfectly positioned to take in beautiful evening sunsets. Ideally located in the Waterloo School District, this home is within walking distance to the school, downtown, restaurants, and a gas station, while being just minutes from the New York State Thruway for an easy commute. With its prime location, spacious layout, and incredible potential, this home is ready to be transformed into your dream property.

Key facts

• Dining room
• Generous parking
• 0.24 acre lot

Tags

• FULLY FENCED BACKYARD
• DINING ROOM
• GENEROUS PARKING
• WALKING DISTANCE TO SCHOOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.8% in Waterloo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,240 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Waterloo Central School District (town): math 37% / reading 43% proficiency, ranked #525 of 590 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 48 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $801 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Seneca County population projected at -14% 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $116k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.36% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

• ARV (median comp): $190,611
• List price: $115,900
• Delta: -39.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Church St	0.12mi	3/1.0	1,896 (-2%)	8mo	$125,000	$66	86
106 E Williams St	0.09mi	4/1.5 (+1)	1,919 (-0%)	9mo	$221,000	$115	81
124 E Williams St	0.03mi	3/2.0	1,792 (-7%)	6mo	$125,000	$70	78
104 E Main St	0.14mi	4/1.5 (+1)	1,944 (+1%)	12mo	$212,000	$109	75
20 Swift St	0.16mi	4/2.0 (+1)	1,911 (-1%)	11mo	$212,000	$111	73
73 E River St	0.50mi	3/1.0	1,880 (-2%)	9mo	$139,000	$74	65
14 W Wright Ave	0.48mi	4/2.5 (+1)	1,984 (+3%)	3mo	$255,000	$129	59
1 S Seneca St	0.61mi	3/2.0	1,920 (-0%)	12mo	$200,000	$104	57
41 Walnut St N	0.72mi	4/2.0 (+1)	2,031 (+6%)	2mo	$148,000	$73	46
54 Center St	0.57mi	4/2.0 (+1)	1,652 (-14%)	5mo	$170,000	$103	36
49 Taylor Ave	0.63mi	4/2.0 (+1)	1,641 (-15%)	6mo	$282,000	$172	32
58 Fayette St	0.68mi	4/3.0 (+1)	1,656 (-14%)	9mo	$280,000	$169	24

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,440
• Equity at exit: $17,281

10-year hold

• IRR: 11.6%
• Equity multiple: 1.92×
• Total profit: $29,710
• Equity at exit: $10,021

Cash invested: $32,452 (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 13165

• Home prices YoY: -20.7%
• Active inventory: 38
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$259 /mo · $3,104/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $332

Break-even live

Break-even rent $1,158

Max offer price $115,900

Occupancy floor 74%

Sensitivity live

Price	-10% $397	-5% $365	+0% $332	+5% $299	+10% $266
Rent	-10% $207	-5% $269	+0% $332	+5% $394	+10% $456
Rate	-1.0pp $390	-0.5pp $361	base $332	+0.5pp $302	+1.0pp $271

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $115,900 Active 283 DOM
2. 2026-06-18
   days on market $115,900 Active 281 DOM
3. 2026-06-17
   days on market $115,900 Active 280 DOM
4. 2026-06-16
   days on market $115,900 Active 279 DOM
5. 2026-06-15
   days on market $115,900 Active 278 DOM
6. 2026-06-13
   days on market $115,900 Active 276 DOM
7. 2026-06-12
   days on market $115,900 Active 275 DOM
8. 2026-06-09
   days on market $115,900 Active 272 DOM
9. 2026-06-08
   days on market $115,900 Active 271 DOM
10. 2026-06-07
    days on market $115,900 Active 270 DOM
11. 2026-06-07
    days on market $115,900 Active 269 DOM
12. 2026-06-04
    days on market $115,900 Active 266 DOM
13. 2026-06-02
    days on market $115,900 Active 265 DOM
14. 2026-06-01
    days on market $115,900 Active 264 DOM
15. 2026-05-31
    days on market $115,900 Active 263 DOM
16. 2025-09-20
    price $115,900 1088-char remark

    Show marketing remark (1088 chars)

    Welcome to this well-loved 2-story old-style home offering space, character, and endless possibilities. Featuring 3 bedrooms with the option for a 4th bedroom on the main floor, this home provides flexibility for your needs. The full bathroom is conveniently located on the first floor and includes laundry for easy living. Inside, you’ll find an abundance of space waiting for your personal touch, including a dining room that fills with natural light as the sunrise brightens each morning. Step outside to enjoy a fully fenced backyard with plenty of room for pets, play, and entertaining, plus a shed for extra storage. The property also offers generous parking and is perfectly positioned to take in beautiful evening sunsets. Ideally located in the Waterloo School District, this home is within walking distance to the school, downtown, restaurants, and a gas station, while being just minutes from the New York State Thruway for an easy commute. With its prime location, spacious layout, and incredible potential, this home is ready to be transformed into your dream property.

17. 2025-09-10
    listed $149,900 Active 1088-char remark

    Show marketing remark (1088 chars)

    Welcome to this well-loved 2-story old-style home offering space, character, and endless possibilities. Featuring 3 bedrooms with the option for a 4th bedroom on the main floor, this home provides flexibility for your needs. The full bathroom is conveniently located on the first floor and includes laundry for easy living. Inside, you’ll find an abundance of space waiting for your personal touch, including a dining room that fills with natural light as the sunrise brightens each morning. Step outside to enjoy a fully fenced backyard with plenty of room for pets, play, and entertaining, plus a shed for extra storage. The property also offers generous parking and is perfectly positioned to take in beautiful evening sunsets. Ideally located in the Waterloo School District, this home is within walking distance to the school, downtown, restaurants, and a gas station, while being just minutes from the New York State Thruway for an easy commute. With its prime location, spacious layout, and incredible potential, this home is ready to be transformed into your dream property.

18. 2007-08-17
    soldstatus $62,000

ⓘ 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: $3,104 · $259/mo
• Projected year-2 tax: $3,104 · $259/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 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,934
• − Mortgage interest: −$6,492
• − Property taxes: −$3,104
• − Insurance: −$580
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$3,372
• Taxable income: $2,357
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,415/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: Waterloo Central School District
• NCES district ID: 3600014
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 43% ▲ 11.00%
• Median HH income: $46,726
• Composite: 34.16/100
• National rank: #5278
• State rank: #525 of 590 in NY

Livability — Waterloo

• Score: 75/100
• State rank: #268
• US rank: #4240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterloo, NY
• Population (ZIP): 9,429

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 33,457 people
• By 2030: 32,540 · -2.7%
• By 2040: 30,680 · -8.3%
• By 2050: 28,875 · -13.7%
• By 2075: 24,757 · -26.0%
• By 2100: 19,591 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 2%

Political lean MEDSL · Seneca

• 2024 margin: R (+11.8) · D 44.1% · R 55.9%
• 2008→2024 swing: -14.4pp toward R · 2008: 2.6pp · 2024: -11.8pp
• All cycles: 2024: R+11.8 2020: R+9.1 2016: R+12.1 2012: D+9.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.17%
• Current HPI: 257.272
• 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

+86.9% since first listed

3 events — show timeline

• 2025-09-20 Price Changed $115,900 UNYREIS
• 2025-09-10 Listed $149,900 UNYREIS
• 2007-08-17 Sold (Public Records) $62,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $3,104 · +5.4% YoY. Source: county tax records.