7 West Ave · Moravia, NY 13118

$140,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 31 Days on market

Built 1880 9,070 sqft lot Est $174k · 19% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3-bedroom, 2-bath home offering 1,792 sq ft on a quiet dead-end street in Moravia. Features include a garage, long driveway, quarter-acre lot, established berry bushes, grape vines, and a fenced in yard full of character and potential. Major mechanical update includes a new furnace installed in 2025. Home offers generous living space and opportunity for cosmetic updates and personalization while maintaining its warmth and charm. #BA is owner verified Property being sold as-is.

Key facts

• Grape vines
• New furnace
• Quarter-acre lot

Tags

• QUIET DEAD-END STREET
• QUARTER-ACRE LOT
• ESTABLISHED BERRY BUSHES
• GRAPE VINES
• FENCED IN YARD
• NEW FURNACE

Property features AI

Exterior

• Parking: Detached garage with electricity; Garage provides 1 parking space
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electrical system
• Home design: Two-story house; Existing (previously built) structure
• Construction: Aluminum siding and wood siding; Asphalt roof; Foundation of block and stone
• Exterior features: Fully fenced yard; Gravel driveway; Road frontage on a city street; Rectangular residential lot (approx. 57 x 157)

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: Total of 8 rooms including bedroom spaces (see rooms list for specific room types)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Forced air; Hot water heating; Stove heating; HVAC energy-efficient features
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen
• Laundry & utility: Washer and dryer; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 5.7% in Moravia — 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 (#357 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Moravia Central School District (rural): math 42% / reading 56% proficiency, ranked #391 of 590 in NY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $140k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.73% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.13%
• DSCR: 2.34
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $173,824
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 W Cayuga St	0.17mi	3/2.0	1,860 (+4%)	4mo	$177,319	$95	82
52 Central St	0.26mi	3/2.0	1,832 (+2%)	3mo	$85,000	$46	82
50 Grove St	0.45mi	3/2.0	1,824 (+2%)	0mo	$183,000	$100	76
32 Grove St	0.34mi	3/2.0	1,766 (-2%)	16mo	$198,650	$112	68
1888 State Route 38a	0.50mi	3/2.0	1,863 (+4%)	5mo	$255,000	$137	66
16 School St	0.51mi	3/1.5	1,716 (-4%)	10mo	$95,000	$55	59
4 Congress St	0.47mi	3/1.5	1,764 (-2%)	19mo	$130,000	$74	58
48 Central St	0.24mi	2/1.5 (-1)	1,546 (-14%)	4mo	$150,000	$97	56
11 Park St	0.55mi	3/1.0	1,638 (-9%)	17mo	$68,203	$42	42
224 N Main St	0.23mi	4/2.0 (+1)	1,530 (-15%)	23mo	$158,500	$104	40
44 Church St	0.50mi	3/1.5	1,566 (-13%)	21mo	$217,300	$139	36

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 4.04×
• Total profit: $119,147
• Equity at exit: $126,123

10-year hold

• IRR: 34.2%
• Equity multiple: 9.10×
• Total profit: $317,698
• Equity at exit: $271,989

Cash invested: $39,200 (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 13118

• Home prices YoY: 29.3%
• Active inventory: 28
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,418 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$134 /mo · $1,602/yr
• Insurance: −$58
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $670

Break-even live

Break-even rent $1,569

Max offer price $140,000

Occupancy floor 67%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $140,000 Active 31 DOM
2. 2026-06-18
   days on market $140,000 Active 30 DOM
3. 2026-06-17
   days on market $140,000 Active 29 DOM
4. 2026-06-16
   days on market $140,000 Active 28 DOM
5. 2026-06-15
   days on market $140,000 Active 27 DOM
6. 2026-06-14
   days on market $140,000 Active 25 DOM
7. 2026-06-12
   days on market $140,000 Active 24 DOM
8. 2026-06-09
   days on market $140,000 Active 21 DOM
9. 2026-06-08
   days on market $140,000 Active 20 DOM
10. 2026-06-07
    days on market $140,000 Active 19 DOM
11. 2026-06-05
    days on market $140,000 Active 16 DOM
12. 2026-06-02
    days on market $140,000 Active 14 DOM
13. 2026-06-01
    days on market $140,000 Active 13 DOM
14. 2026-05-31
    days on market $140,000 Active 12 DOM
15. 2026-05-30
    days on market $140,000 Active 11 DOM
16. 2026-05-19
    listed $140,000 Active
17. 1991-10-31
    soldstatus $54,900
18. 1990-10-11
    soldstatus $47,000

ⓘ 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: $1,602 · $134/mo
• Projected year-2 tax: $1,984 · $165/mo
• Expected delta: +$382/yr (+$32/mo · 23.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 18 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: $29,015
• − Mortgage interest: −$7,842
• − Property taxes: −$1,602
• − Insurance: −$4,465
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$4,073
• Taxable income: $6,390
• Est. tax owed @ 24.0%: −$1,534
• After-tax cash flow: $6,511/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: Moravia Central School District
• NCES district ID: 3619800
• Math proficiency: 42% ▼ -2.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $55,991
• Composite: 42.47/100
• National rank: #3215
• State rank: #391 of 590 in NY

Livability — Moravia

• Score: 72/100
• State rank: #357
• US rank: #6025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moravia, NY
• Population (ZIP): 5,514

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 82.97%
• Current HPI: 366.5746
• 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

+197.9% since first listed

3 events — show timeline

• 2026-05-19 Listed $140,000 WNYREIS
• 1991-10-31 Sold (Public Records) $54,900 Public Records
• 1990-10-11 Sold (Public Records) $47,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,602 · +5.7% YoY. Source: county tax records.