6964 13 Fillmore Ave · Perry, NY 14427

$99,900

3 bd · 1.5 ba · 1,296 sqft · SingleFamily · 8 Days on market

Built 1900 Average condition 2,178 sqft lot Est $154k · 35% under $50/mo HOA · 4% of rent ↓ 20% since listing

---

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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.8/10.0
• Appreciation +5.4/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Enjoy Silver Lake Living at a Fraction of the Cost! ~ Located in the Silver Lake Institute Community ~ Quiet Streets lined with "Hansel & Gretel" Style Historic Homes! ~ Manageable Sized Year Round Home and Lot ~ Open First Floor ~ Parking Area to the Left of the House ~ Walk or Take Your Golf Cart Approx 250 feet down to the Lakefront or 125 feet up to the Private Burt Park ~ Swimming & Fishing Available off the Blue Dock ~ Boat Docking Available to those on the waitlist ~ Pool Access to Residents and adjacent Asbury Camp ~ Convenient to both Buffalo & Rochester ~ Less than 10 minutes to Golf at Silver Lake Country Club, The Silver Lake Drive-in / Charcoal Corra

Key facts

• Swimming and fishing
• Private burt park
• Lakefront access

Tags

• HISTORIC HOMES
• OPEN FIRST FLOOR
• LAKEFRONT ACCESS
• PRIVATE BURT PARK
• SWIMMING AND FISHING
• BOAT DOCKING

Property features AI

Finance

• HOA & community: Annual association fee of $600; Community amenities: basketball court, dock, playground, tennis courts

Exterior

• Parking: No garage; Driveway parking
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected
• Home design: 2-story home; Resale property
• Construction: Wood siding; Asphalt roof; Pillar/post/pier foundation; Existing (previously built)
• Exterior features: Balcony; Deck; Open porch; Dirt driveway

Interior

• Kitchen: Appliances negotiable; Electric water heater
• Bedrooms: Total rooms: 5 (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Forced air; Stove heating; Window air conditioning units
• Interior features: Thermal windows; Separate/formal dining room; Combined living and dining area; Natural woodwork
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.6% vs local median 4.2% in Perry — 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 72/100 on livability (#348 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Perry Central School District (rural): math 53% / reading 63% proficiency, ranked #272 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $731 appreciation (0.7% local appreciation)).
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $99,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $154,224
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3901 (40) Janes Ave #3901	0.12mi	4/1.0 (+1)	1,452 (+12%)	3mo	$28,000	$19	65
3865 Locust Ln Ln	0.21mi	3/2.0	1,456 (+12%)	12mo	$235,000	$161	58
126 Euclid Ave	0.33mi	3/1.0	1,177 (-9%)	15mo	$130,000	$110	55
3783 Euclid Ave #136	0.37mi	3/1.5	1,407 (+9%)	18mo	$168,000	$119	54
3995 Luther Rd	0.60mi	2/1.0 (-1)	1,128 (-13%)	9mo	$226,000	$200	36

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

Projected returns pro-forma

0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.45×
• Total profit: $12,660
• Equity at exit: $32,716

10-year hold

• IRR: 13.3%
• Equity multiple: 2.57×
• Total profit: $43,906
• Equity at exit: $42,422

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 14427

• Home prices YoY: 0.3%
• Active inventory: 16
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$50
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $189

Break-even live

Break-even rent $937

Max offer price $99,900

Occupancy floor 79%

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: —

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 6 events

1. 2026-06-05
   statusdays on market $99,900 Pending 8 DOM
2. 2026-06-04
   days on market $99,900 Active 7 DOM
3. 2026-06-02
   days on market $99,900 Active 6 DOM
4. 2026-06-01
   days on market $99,900 Active 5 DOM
5. 2026-05-31
   statusdays on market $99,900 Active 4 DOM
6. 2026-05-31
   status $99,900 Active Under Contract 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 15 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: $14,120
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − HOA: −$600
• − Depreciation: −$2,906
• Taxable income: $761
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $2,088/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.

Condition & rehab AI · 1 photo

Average 55/100 Cosmetic rehab

A well-maintained single-family home with average condition, offering potential for cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both Interior paint and minor repairs — Improves the home's appearance and value
• Both HVAC system inspection and maintenance — Ensures comfort and energy efficiency
• Both Kitchen and bathroom updates — Modernizes the home and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Interior paint and minor repairs — Improves the home's appearance and value ↑
• Both HVAC system inspection and maintenance — Ensures comfort and energy efficiency ↑
• Both Kitchen and bathroom updates — Modernizes the home and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Perry Central School District
• NCES district ID: 3622770
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 63% ▲ 12.00%
• Median HH income: $48,386
• Composite: 49.23/100
• National rank: #2036
• State rank: #272 of 590 in NY

Livability — Perry

• Score: 72/100
• State rank: #348
• US rank: #5898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,875

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 10% Iranian 4% Lithuanian 3%
• Foreign-born: 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.73%
• Current HPI: 256.065
• 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

-20.0% since first listed

8 events — show timeline

• 2026-05-27 Listed $99,900 UNYREIS
• 2026-01-07 Listing Removed — UNYREIS
• 2026-01-02 Listing Removed — UNYREIS
• 2025-11-06 Price Changed $113,900 UNYREIS
• 2025-10-13 Price Changed $119,900 UNYREIS
• 2025-10-04 Price Changed $124,900 UNYREIS
• 2025-09-07 Price Changed $129,900 UNYREIS
• 2025-09-06 Listed $124,900 UNYREIS