41 Spring St · Waverly, NY 14892

$110,000

3 bd · 1.0 ba · 1,442 sqft · SingleFamily public records · 216 Days on market

Built 1949 0.66 ac lot $76/sqft · 48% below area Est $210k · 48% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• 1% rule +6.6/10.0
• Appreciation +6.4/10.0
• Schools +3.7/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this spacious three-bedroom, two-bath home located on Spring Street in Waverly, NY. Situated on a generous double lot with a fully fenced yard, this property offers plenty of outdoor space for kids, pets, gardening, or entertaining. Step inside to find a very large kitchen, perfect for cooking, gathering, and everyday living. The home features a large half bath on the first floor that offers ample space to be converted into a full bah, and full bath upstairs for added convenience. The exterior boasts low-maintenance vinyl siding, and the interior has been freshly painted, giving you a head start on updates. The home is serviced by natural gas, adding efficiency and comfort. While it does need some TLC, this property is full of potential and ready for your personal touch. With its great location, spacious yard, and solid structure, it could make a wonderful starter home or investment opportunity. Don't miss your chance to bring this Waverly gem back to life.

Key facts

• Double lot
• Freshly painted
• Large kitchen

Tags

• DOUBLE LOT
• FULLY FENCED YARD
• LARGE KITCHEN
• LOW-MAINTENANCE VINYL SIDING
• FRESHLY PAINTED
• NATURAL GAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-27 ($-326/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (4.4% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.6% in Waverly — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#569 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Waverly Central School District (town): math 41% / reading 46% proficiency, ranked #480 of 590 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (2.8% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% 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. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 7.2

CMA / ARV

• ARV (median comp): $210,458
• List price: $110,000
• Delta: -47.73%
• 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
30 & 32 Spring St	0.15mi	3/1.5	1,410 (-2%)	12mo	$134,600	$95	78
205 Center St	0.36mi	3/2.0	1,322 (-8%)	2mo	$235,000	$178	64
429 Spaulding St	0.58mi	3/1.5	1,464 (+2%)	5mo	$164,300	$112	64
13 Ithaca St	0.31mi	3/2.0	1,344 (-7%)	8mo	$181,000	$135	64
12 Lincoln Ave	0.46mi	3/2.0	1,396 (-3%)	7mo	$39,000	$28	63
88 Spring St	0.22mi	4/2.0 (+1)	1,520 (+5%)	12mo	$257,000	$169	62
534 Waverly St St	0.37mi	4/2.0 (+1)	1,520 (+5%)	7mo	$210,000	$138	59
33 Cadwell Ave	0.63mi	3/1.0	1,376 (-5%)	9mo	$175,000	$127	56
110 1/2 Providence St	0.56mi	3/1.5	1,634 (+13%)	2mo	$120,000	$73	48
679 Walker Hill Rd	0.52mi	3/2.0	1,609 (+12%)	6mo	$200,000	$124	48
519 E Chemung St	0.57mi	2/1.0 (-1)	1,272 (-12%)	4mo	$122,341	$96	46
121 Park Pl	0.47mi	4/2.0 (+1)	1,296 (-10%)	8mo	$185,000	$143	45

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

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.34×
• Total profit: $10,421
• Equity at exit: $48,094

10-year hold

• IRR: 9.1%
• Equity multiple: 2.34×
• Total profit: $41,412
• Equity at exit: $73,072

Cash invested: $30,800 (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 14892

• Home prices YoY: 1.2%
• Active inventory: 53
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$411 /mo · $4,934/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-27

Break-even live

Break-even rent $1,309

Max offer price $105,196

Occupancy floor 97%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $110,000 Active 216 DOM
2. 2026-06-17
   days on market $110,000 Active 215 DOM
3. 2026-06-16
   days on market $110,000 Active 214 DOM
4. 2026-06-15
   days on market $110,000 Active 213 DOM
5. 2026-06-13
   days on market $110,000 Active 211 DOM
6. 2026-06-12
   days on market $110,000 Active 210 DOM
7. 2026-06-09
   days on market $110,000 Active 207 DOM
8. 2026-06-08
   days on market $110,000 Active 206 DOM
9. 2026-06-07
   days on market $110,000 Active 205 DOM
10. 2026-06-07
    days on market $110,000 Active 204 DOM
11. 2026-06-04
    days on market $110,000 Active 201 DOM
12. 2026-06-02
    days on market $110,000 Active 200 DOM
13. 2026-06-01
    days on market $110,000 Active 199 DOM
14. 2026-05-31
    days on market $110,000 Active 198 DOM
15. 2026-05-14
    price $110,000 982-char remark

    Show marketing remark (982 chars)

    Welcome to this spacious three-bedroom, two-bath home located on Spring Street in Waverly, NY. Situated on a generous double lot with a fully fenced yard, this property offers plenty of outdoor space for kids, pets, gardening, or entertaining. Step inside to find a very large kitchen, perfect for cooking, gathering, and everyday living. The home features a large half bath on the first floor that offers ample space to be converted into a full bah, and full bath upstairs for added convenience. The exterior boasts low-maintenance vinyl siding, and the interior has been freshly painted, giving you a head start on updates. The home is serviced by natural gas, adding efficiency and comfort. While it does need some TLC, this property is full of potential and ready for your personal touch. With its great location, spacious yard, and solid structure, it could make a wonderful starter home or investment opportunity. Don't miss your chance to bring this Waverly gem back to life.

16. 2026-05-14
    status Active 982-char remark

    Show marketing remark (982 chars)

    Welcome to this spacious three-bedroom, two-bath home located on Spring Street in Waverly, NY. Situated on a generous double lot with a fully fenced yard, this property offers plenty of outdoor space for kids, pets, gardening, or entertaining. Step inside to find a very large kitchen, perfect for cooking, gathering, and everyday living. The home features a large half bath on the first floor that offers ample space to be converted into a full bah, and full bath upstairs for added convenience. The exterior boasts low-maintenance vinyl siding, and the interior has been freshly painted, giving you a head start on updates. The home is serviced by natural gas, adding efficiency and comfort. While it does need some TLC, this property is full of potential and ready for your personal touch. With its great location, spacious yard, and solid structure, it could make a wonderful starter home or investment opportunity. Don't miss your chance to bring this Waverly gem back to life.

17. 2026-04-27
    status Active 982-char remark

    Show marketing remark (982 chars)

    Welcome to this spacious three-bedroom, two-bath home located on Spring Street in Waverly, NY. Situated on a generous double lot with a fully fenced yard, this property offers plenty of outdoor space for kids, pets, gardening, or entertaining. Step inside to find a very large kitchen, perfect for cooking, gathering, and everyday living. The home features a large half bath on the first floor that offers ample space to be converted into a full bah, and full bath upstairs for added convenience. The exterior boasts low-maintenance vinyl siding, and the interior has been freshly painted, giving you a head start on updates. The home is serviced by natural gas, adding efficiency and comfort. While it does need some TLC, this property is full of potential and ready for your personal touch. With its great location, spacious yard, and solid structure, it could make a wonderful starter home or investment opportunity. Don't miss your chance to bring this Waverly gem back to life.

18. 2026-03-04
    historical Active Under Contract 982-char remark

    Show marketing remark (982 chars)

    Welcome to this spacious three-bedroom, two-bath home located on Spring Street in Waverly, NY. Situated on a generous double lot with a fully fenced yard, this property offers plenty of outdoor space for kids, pets, gardening, or entertaining. Step inside to find a very large kitchen, perfect for cooking, gathering, and everyday living. The home features a large half bath on the first floor that offers ample space to be converted into a full bah, and full bath upstairs for added convenience. The exterior boasts low-maintenance vinyl siding, and the interior has been freshly painted, giving you a head start on updates. The home is serviced by natural gas, adding efficiency and comfort. While it does need some TLC, this property is full of potential and ready for your personal touch. With its great location, spacious yard, and solid structure, it could make a wonderful starter home or investment opportunity. Don't miss your chance to bring this Waverly gem back to life.

19. 2025-12-16
    price $104,900 982-char remark

    Show marketing remark (982 chars)

    Welcome to this spacious three-bedroom, two-bath home located on Spring Street in Waverly, NY. Situated on a generous double lot with a fully fenced yard, this property offers plenty of outdoor space for kids, pets, gardening, or entertaining. Step inside to find a very large kitchen, perfect for cooking, gathering, and everyday living. The home features a large half bath on the first floor that offers ample space to be converted into a full bah, and full bath upstairs for added convenience. The exterior boasts low-maintenance vinyl siding, and the interior has been freshly painted, giving you a head start on updates. The home is serviced by natural gas, adding efficiency and comfort. While it does need some TLC, this property is full of potential and ready for your personal touch. With its great location, spacious yard, and solid structure, it could make a wonderful starter home or investment opportunity. Don't miss your chance to bring this Waverly gem back to life.

20. 2025-11-13
    listed $124,900 Active 982-char remark

    Show marketing remark (982 chars)

    Welcome to this spacious three-bedroom, two-bath home located on Spring Street in Waverly, NY. Situated on a generous double lot with a fully fenced yard, this property offers plenty of outdoor space for kids, pets, gardening, or entertaining. Step inside to find a very large kitchen, perfect for cooking, gathering, and everyday living. The home features a large half bath on the first floor that offers ample space to be converted into a full bah, and full bath upstairs for added convenience. The exterior boasts low-maintenance vinyl siding, and the interior has been freshly painted, giving you a head start on updates. The home is serviced by natural gas, adding efficiency and comfort. While it does need some TLC, this property is full of potential and ready for your personal touch. With its great location, spacious yard, and solid structure, it could make a wonderful starter home or investment opportunity. Don't miss your chance to bring this Waverly gem back to life.

21. 2019-10-11
    soldstatus $82,000
22. 2019-10-01
    soldstatus $82,000 261-char remark

    Show marketing remark (261 chars)

    TWO STORY 3 BEDROOM 1 1/2 BATH HOME WITH AN EXTREMELY LARGE FENCED IN YARD LOCATED IN THE VILLAGE OF WAVERLY. THE LIVING ROOM, DINING ROOM, AND UTILITY ROOM HAVE ALL NEW FLOORING. FORMAL DINING ROOM, LARGE UTILITY ROOM, AND EAT IN KITCHEN. CLOSE TO ALL SCHOOLS.

23. 2018-09-06
    listed $82,000 261-char remark

    Show marketing remark (261 chars)

    TWO STORY 3 BEDROOM 1 1/2 BATH HOME WITH AN EXTREMELY LARGE FENCED IN YARD LOCATED IN THE VILLAGE OF WAVERLY. THE LIVING ROOM, DINING ROOM, AND UTILITY ROOM HAVE ALL NEW FLOORING. FORMAL DINING ROOM, LARGE UTILITY ROOM, AND EAT IN KITCHEN. CLOSE TO ALL SCHOOLS.

24. 2014-07-01
    soldstatus $90,909
25. 2014-06-25
    soldstatus $90,909
26. 2014-04-30
    listed $98,263
27. 2006-12-11
    soldstatus $83,000

ⓘ 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: $4,934 · $411/mo
• Projected year-2 tax: $4,934 · $411/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,291
• − Mortgage interest: −$6,162
• − Property taxes: −$4,934
• − Insurance: −$550
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$3,200
• Taxable loss: −$2,001
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $154/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: Waverly Central School District
• NCES district ID: 3630270
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 46% ▲ 8.00%
• Median HH income: $44,935
• Composite: 36.9/100
• National rank: #4544
• State rank: #480 of 590 in NY

Livability — Waverly

• Score: 67/100
• State rank: #569
• US rank: #10246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waverly, NY
• Population (ZIP): 7,531

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 2% Two or more races 2% Black 1% Asian 1%
• Common ancestry: Iranian 3% Romanian 3% Italian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.78%
• Current HPI: 236.7714
• 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

+32.5% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $110,000 NMPA
• 2026-05-14 Relisted — NMPA
• 2026-04-27 Relisted — NMPA
• 2026-03-04 Contingent — NMPA
• 2025-12-16 Price Changed $104,900 NMPA
• 2025-11-13 Listed $124,900 NMPA
• 2019-10-11 Sold (Public Records) $82,000 Public Records
• 2019-10-01 Sold (MLS) $82,000 NMPA
• 2018-09-06 Listed $82,000 NMPA
• 2014-07-01 Sold (Public Records) $90,909 Public Records
• 2014-06-25 Sold (MLS) $90,909 NMPA
• 2014-04-30 Listed $98,263 NMPA
• 2006-12-11 Sold (Public Records) $83,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $4,934 · +8.7% YoY. Source: county tax records.