11 W Main St · Sidney, NY 13838

$89,900

2 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 64 Days on market

Built 1930 Fair condition 3,049 sqft lot $69/sqft · 44% below area Est $159k · 44% under

---

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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +6.3/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Great investment or starter home located in the village within walking distance to stores and churches. 2 story 4 bedroom and 2 bath home with large front porch.

Key facts

• Front porch
• Storage shed
• Functional layout

Tags

• FRONT PORCH
• WALKING DISTANCE TO SHOPS
• FUNCTIONAL LAYOUT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.2% in Sidney — 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 69/100 on livability (#476 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, amenities F, commute F.
• Sidney Central School District (town): math 44% / reading 47% proficiency, ranked #462 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sidney Elementary School (math 41% / reading 50%, grade D-, #1,271 of 2,108 statewide, top 60%, 527 students, 52% FRL); Sidney Middle School (math 32% / reading 42%, grade F, #448 of 729 statewide, top 63%, 171 students, 53% FRL); Sidney High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 336 students, 48% FRL).
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.6% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $33k; list at $90k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.39% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.24%
• DSCR: 1.68
• GRM: 6.0

CMA / ARV

• ARV (median comp): $159,296
• List price: $89,900
• Delta: -43.56%
• 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
65 E Main St	0.39mi	3/2.0 (+1)	1,254 (-4%)	5mo	$149,900	$120	67
78 W Main St	0.44mi	3/1.5 (+1)	1,332 (+2%)	7mo	$120,000	$90	63
10 Cayuga	0.39mi	3/1.5 (+1)	1,400 (+8%)	3mo	$171,000	$122	59
11 Secor St	0.22mi	3/1.5 (+1)	1,464 (+13%)	7mo	$240,000	$164	56
12 Cayuga St	0.38mi	3/2.0 (+1)	1,465 (+13%)	3mo	$185,400	$127	53
71 E Main St	0.43mi	3/1.0 (+1)	1,196 (-8%)	5mo	$25,000	$21	53
24 Sunset Ave	0.62mi	3/2.0 (+1)	1,348 (+4%)	10mo	$197,000	$146	52
3 Glen Ave	0.42mi	3/1.0 (+1)	1,182 (-9%)	9mo	$94,900	$80	49
2 Patterson St	0.40mi	3/1.0 (+1)	1,174 (-10%)	11mo	$33,000	$28	48
254 Bird Ave	0.61mi	3/1.5 (+1)	1,152 (-11%)	6mo	$50,000	$43	41
48 Union St	0.44mi	3/1.5 (+1)	1,144 (-12%)	15mo	$150,000	$131	40
274-276 Johnston Cir	0.65mi	2/1.0	1,152 (-11%)	14mo	$93,000	$81	35

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.17×
• Total profit: $29,376
• Equity at exit: $38,437

10-year hold

• IRR: 22.4%
• Equity multiple: 4.12×
• Total profit: $78,472
• Equity at exit: $57,737

Cash invested: $25,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 5 under contract
• Months of supply: 3.3 mo (30%/mo absorbed)
• Median asking: $100,000 ($69/sqft)
• Median days on market: 83 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +77.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13838

• Home prices YoY: 0.8%
• Active inventory: 46
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $320

Break-even live

Break-even rent $845

Max offer price $89,900

Occupancy floor 69%

Sensitivity live

Price	-10% $371	-5% $345	+0% $320	+5% $294	+10% $269
Rent	-10% $221	-5% $270	+0% $320	+5% $369	+10% $419
Rate	-1.0pp $365	-0.5pp $343	base $320	+0.5pp $296	+1.0pp $273

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5355 Main St Sidney, NY	2.0	1.0	1500	$1,250	$0.83	93d	1	0.26mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connectedSewer connectedElectric service (implied)
• Home design: Two-story homeExisting construction
• Construction: Frame construction with vinyl sidingAsphalt shingle roofStone foundation
• Exterior features: Blacktop drivewayOwned propane tankRectangular lotMain thoroughfare frontage

Interior

• Kitchen: Galley kitchenGas ovenGas rangeRefrigerator
• Bedrooms: One bedroom on the main level
• Flooring: HardwoodCarpetVinylVaries
• Bathrooms: Two full bathroomsOne full bathroom on the main level
• Heating & cooling: Propane heatingForced air heating
• Interior features: Ceiling fan(s)Separate/formal dining roomSeparate/formal living roomGalley kitchen
• Laundry & utility: Main level laundryWasherDryerElectric water heater

Listing history 50 events

1. 2026-08-08
   days on market $89,900 Active 64 DOM
2. 2026-08-07
   days on market $89,900 Active 63 DOM
3. 2026-08-06
   days on market $89,900 Active 62 DOM
4. 2026-08-05
   days on market $89,900 Active 61 DOM
5. 2026-08-04
   days on market $89,900 Active 60 DOM
6. 2026-08-03
   days on market $89,900 Active 59 DOM
7. 2026-07-31
   days on market $89,900 Active 56 DOM
8. 2026-07-30
   days on market $89,900 Active 55 DOM
9. 2026-07-29
   days on market $89,900 Active 54 DOM
10. 2026-07-27
    days on market $89,900 Active 52 DOM
11. 2026-07-25
    days on market $89,900 Active 50 DOM
12. 2026-07-24
    days on market $89,900 Active 49 DOM
13. 2026-07-23
    days on market $89,900 Active 48 DOM
14. 2026-07-22
    days on market $89,900 Active 47 DOM
15. 2026-07-21
    days on market $89,900 Active 46 DOM
16. 2026-07-20
    days on market $89,900 Active 45 DOM
17. 2026-07-18
    days on market $89,900 Active 43 DOM
18. 2026-07-16
    days on market $89,900 Active 41 DOM
19. 2026-07-15
    days on market $89,900 Active 40 DOM
20. 2026-07-14
    days on market $89,900 Active 39 DOM
21. 2026-07-13
    days on market $89,900 Active 38 DOM
22. 2026-07-12
    days on market $89,900 Active 37 DOM
23. 2026-07-12
    days on market $89,900 Active 36 DOM
24. 2026-07-10
    days on market $89,900 Active 35 DOM
25. 2026-07-09
    days on market $89,900 Active 34 DOM
26. 2026-07-07
    days on market $89,900 Active 32 DOM
27. 2026-07-06
    days on market $89,900 Active 31 DOM
28. 2026-07-05
    days on market $89,900 Active 30 DOM
29. 2026-07-05
    days on market $89,900 Active 29 DOM
30. 2026-07-03
    days on market $89,900 Active 28 DOM
31. 2026-07-03
    days on market $89,900 Active 27 DOM
32. 2026-07-01
    days on market $89,900 Active 26 DOM
33. 2026-06-30
    days on market $89,900 Active 25 DOM
34. 2026-06-29
    days on market $89,900 Active 24 DOM
35. 2026-06-28
    days on market $89,900 Active 23 DOM
36. 2026-06-27
    days on market $89,900 Active 22 DOM
37. 2026-06-26
    days on market $89,900 Active 21 DOM
38. 2026-06-22
    days on market $89,900 Active 17 DOM
39. 2026-06-21
    days on market $89,900 Active 16 DOM
40. 2026-06-21
    days on market $89,900 Active 15 DOM
41. 2026-06-18
    days on market $89,900 Active 13 DOM
42. 2026-06-17
    days on market $89,900 Active 12 DOM
43. 2026-06-16
    days on market $89,900 Active 11 DOM
44. 2026-06-15
    days on market $89,900 Active 10 DOM
45. 2026-06-13
    days on market $89,900 Active 8 DOM
46. 2026-06-12
    days on market $89,900 Active 7 DOM
47. 2026-06-09
    days on market $89,900 Active 4 DOM
48. 2026-06-08
    days on market $89,900 Active 3 DOM
49. 2026-06-07
    days on market $89,900 Active 2 DOM
50. 2026-06-07
    remarks 699-char remark

ⓘ 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: $1,906 · $159/mo
• Projected year-2 tax: $1,906 · $159/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,000
• − Mortgage interest: −$5,036
• − Property taxes: −$1,906
• − Insurance: −$450
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,615
• Taxable income: $2,593
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $3,215/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $32,500–$58,500 screening

This 4-bedroom, 2-bath home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathroom, as well as the exterior and roof. Upgrading these areas will significantly enhance the home's appeal and marketability.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major bathroom fixtures — dated and in poor condition
• Moderate roof shingles — visible wear and tear
• Moderate exterior siding — weathered and discolored
• Minor front porch — cluttered and overgrown

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers ↑
• Resale repair and replace roof shingles — aesthetic appeal and potential water damage prevention ↑
• Both paint exterior and trim landscaping — enhances curb appeal and adds value for both resale and rental ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Sidney Elementary School D- NY #1,271/2,108 Nat'l #15,746/41,679 Middle Sidney Middle School F NY #448/729 Nat'l #6,830/14,009 High Sidney High School A NY #409/1,100 Nat'l #817/17,239

Schools (NCES district)

• District: Sidney Central School District
• NCES district ID: 3626850
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $42,110
• Composite: 38.29/100
• National rank: #4232
• State rank: #462 of 590 in NY

C Composite livability gradescore 69/100

Livability — Sidney

• Score: 69/100
• State rank: #476
• US rank: #8397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, NY
• County: Delaware · 42,668 people
• Population (ZIP): 4,185
• Household income: $51,287
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 8% of renters

---

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 12% Hispanic / Latino 8% Black 2%
• Common ancestry: Romanian 10% Iranian 9% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 5% Other Asian/Pacific 2% Spanish 2%

---

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.60%
• Current HPI: 324.4858
• 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

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connectedSewer connectedElectric service (implied)
• Home design: Two-story homeExisting construction
• Construction: Frame construction with vinyl sidingAsphalt shingle roofStone foundation
• Exterior features: Blacktop drivewayOwned propane tankRectangular lotMain thoroughfare frontage

Interior

• Kitchen: Galley kitchenGas ovenGas rangeRefrigerator
• Bedrooms: One bedroom on the main level
• Flooring: HardwoodCarpetVinylVaries
• Bathrooms: Two full bathroomsOne full bathroom on the main level
• Heating & cooling: Propane heatingForced air heating
• Interior features: Ceiling fan(s)Separate/formal dining roomSeparate/formal living roomGalley kitchen
• Laundry & utility: Main level laundryWasherDryerElectric water heater

Price history

+52.4% since first listed

6 events — show timeline

• 2026-06-05 Listed $89,900 UNYREIS
• 2017-05-22 Sold (Public Records) $33,000 Public Records
• 2017-05-22 Sold (MLS) $33,000 UNYREIS
• 2016-10-17 Listed $37,000 UNYREIS
• 2014-03-13 Listed $49,000 UNYREIS
• 2013-07-28 Listed $59,000 UNYREIS

Property tax history

+6.2%/yr

Latest (2025): $1,906 · +2.0% YoY. Source: county tax records.