6 Foster St · Lyons, NY 14489

$149,999

4 bd · 1.5 ba · 2,227 sqft · SingleFamily public records · 4 Days on market

Built 1902 0.25 ac lot $67/sqft · at area comps Est $154k · at est.

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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).

• Cash flow +19.8/30.0
• Appreciation +10.0/10.0
• ARV discount +8.7/15.0
• 1% rule +6.3/10.0
• DSCR +6.3/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wait until you see this fully remodeled, large family village home. You will love the charming front porch that wraps around the front and side of the home. The downstairs has new fresh paint, arched entryways and new flooring. It also features a large kitchen, with plenty of cupboards and counter space. The cozy living room has a fireplace, and there is also a family room or office, with lots of natural light. The convenient first floor bedroom has new flooring and new recess lighting Upstairs there is a new, large master bedroom with vaulted ceiling, ceiling fan, new flooring and gas fireplace. There are 2 additional bedrooms and a full bath completing the upper level. The backyard is tree-lined and private and there is a full basement and shed for storage. Hot water heater new and roof only 5 years old. This could be your perfect home!

Key facts

• Covered front porch
• Pine wood ceilings
• Arched doorways

Tags

• COVERED FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• ORNATE CAST IRON FIREPLACE
• ARCHED DOORWAYS
• PINE WOOD CEILINGS
• CROWN MOLDING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story existing residence; Wood siding
• Construction: Block foundation
• Exterior features: Gravel driveway; Rectangular residential lot (approximately 0.25 acre, 100 x 116); City street frontage

Interior

• Kitchen: Country-style kitchen; Refrigerator included
• Bedrooms: Total rooms: 8 (includes bedrooms and living spaces)
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Country kitchen; Sunroom; Sitting room
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 75/100 on livability (#270 in NY, #4,307 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, amenities F.
• Lyons Central School District (town): math 33% / reading 42% proficiency, ranked #549 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Wayne County population projected at -24% 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,999

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

• ARV (median comp): $154,099
• List price: $149,999
• Delta: -22.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Maple St	0.06mi	4/2.0	2,056 (-8%)	15mo	$200,000	$97	69
30 Phelps St	0.35mi	4/1.5	2,032 (-9%)	7mo	$145,000	$71	63
66 Broad St	0.45mi	4/2.0	2,345 (+5%)	8mo	$155,000	$66	62
40 Phelps St	0.28mi	4/2.5	2,097 (-6%)	14mo	$215,000	$103	61
33 Jackson St	0.24mi	4/1.5	2,108 (-5%)	22mo	$170,000	$81	61
4 Sunset Dr	0.41mi	3/2.0 (-1)	2,121 (-5%)	6mo	$247,000	$116	61
4 Geneva St	0.43mi	4/1.0	1,960 (-12%)	10mo	$127,200	$65	50
77 Phelps St	0.08mi	5/2.0 (+1)	1,932 (-13%)	22mo	$178,000	$92	48
75 Montezuma St	0.69mi	3/2.0 (-1)	2,264 (+2%)	13mo	$220,000	$97	47
196 Canal St	0.45mi	4/2.0	2,020 (-9%)	23mo	$107,000	$53	43
39 Montezuma St	0.61mi	4/2.0	1,984 (-11%)	15mo	$65,000	$33	39

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: 28.0%
• Equity multiple: 3.22×
• Total profit: $93,081
• Equity at exit: $135,131

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $265,447
• Equity at exit: $291,415

Cash invested: $42,000 (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 14489

• Home prices YoY: 14.2%
• Active inventory: 27
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$318 /mo · $3,821/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $177

Break-even live

Break-even rent $1,478

Max offer price $149,999

Occupancy floor 85%

Sensitivity live

Price	-10% $262	-5% $220	+0% $177	+5% $135	+10% $92
Rent	-10% $43	-5% $110	+0% $177	+5% $244	+10% $312
Rate	-1.0pp $253	-0.5pp $215	base $177	+0.5pp $138	+1.0pp $99

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $149,999 Active 4 DOM
2. 2026-06-18
   days on market $149,999 Active 2 DOM
3. 2026-06-17
   pricestatusdays on marketlisting id $149,999 Active 1 DOM
4. 2026-05-12
   historical
5. 2026-05-06
   price $119,900
6. 2026-04-28
   listed $149,900 Active
7. 2022-11-22
   soldstatus $149,000
8. 2022-11-18
   soldstatus $149,000 Closed Sale or Rented 850-char remark

   Show marketing remark (850 chars)

   Wait until you see this fully remodeled, large family village home. You will love the charming front porch that wraps around the front and side of the home. The downstairs has new fresh paint, arched entryways and new flooring. It also features a large kitchen, with plenty of cupboards and counter space. The cozy living room has a fireplace, and there is also a family room or office, with lots of natural light. The convenient first floor bedroom has new flooring and new recess lighting Upstairs there is a new, large master bedroom with vaulted ceiling, ceiling fan, new flooring and gas fireplace. There are 2 additional bedrooms and a full bath completing the upper level. The backyard is tree-lined and private and there is a full basement and shed for storage. Hot water heater new and roof only 5 years old. This could be your perfect home!

9. 2022-09-27
   status Pending Sale 850-char remark

   Show marketing remark (850 chars)

   Wait until you see this fully remodeled, large family village home. You will love the charming front porch that wraps around the front and side of the home. The downstairs has new fresh paint, arched entryways and new flooring. It also features a large kitchen, with plenty of cupboards and counter space. The cozy living room has a fireplace, and there is also a family room or office, with lots of natural light. The convenient first floor bedroom has new flooring and new recess lighting Upstairs there is a new, large master bedroom with vaulted ceiling, ceiling fan, new flooring and gas fireplace. There are 2 additional bedrooms and a full bath completing the upper level. The backyard is tree-lined and private and there is a full basement and shed for storage. Hot water heater new and roof only 5 years old. This could be your perfect home!

10. 2022-09-15
    status Under Contract- Do Not Show 850-char remark

    Show marketing remark (850 chars)

    Wait until you see this fully remodeled, large family village home. You will love the charming front porch that wraps around the front and side of the home. The downstairs has new fresh paint, arched entryways and new flooring. It also features a large kitchen, with plenty of cupboards and counter space. The cozy living room has a fireplace, and there is also a family room or office, with lots of natural light. The convenient first floor bedroom has new flooring and new recess lighting Upstairs there is a new, large master bedroom with vaulted ceiling, ceiling fan, new flooring and gas fireplace. There are 2 additional bedrooms and a full bath completing the upper level. The backyard is tree-lined and private and there is a full basement and shed for storage. Hot water heater new and roof only 5 years old. This could be your perfect home!

11. 2022-09-09
    price $139,900 850-char remark

    Show marketing remark (850 chars)

    Wait until you see this fully remodeled, large family village home. You will love the charming front porch that wraps around the front and side of the home. The downstairs has new fresh paint, arched entryways and new flooring. It also features a large kitchen, with plenty of cupboards and counter space. The cozy living room has a fireplace, and there is also a family room or office, with lots of natural light. The convenient first floor bedroom has new flooring and new recess lighting Upstairs there is a new, large master bedroom with vaulted ceiling, ceiling fan, new flooring and gas fireplace. There are 2 additional bedrooms and a full bath completing the upper level. The backyard is tree-lined and private and there is a full basement and shed for storage. Hot water heater new and roof only 5 years old. This could be your perfect home!

12. 2022-08-31
    price $143,000 850-char remark

    Show marketing remark (850 chars)

    Wait until you see this fully remodeled, large family village home. You will love the charming front porch that wraps around the front and side of the home. The downstairs has new fresh paint, arched entryways and new flooring. It also features a large kitchen, with plenty of cupboards and counter space. The cozy living room has a fireplace, and there is also a family room or office, with lots of natural light. The convenient first floor bedroom has new flooring and new recess lighting Upstairs there is a new, large master bedroom with vaulted ceiling, ceiling fan, new flooring and gas fireplace. There are 2 additional bedrooms and a full bath completing the upper level. The backyard is tree-lined and private and there is a full basement and shed for storage. Hot water heater new and roof only 5 years old. This could be your perfect home!

13. 2022-08-18
    listed $149,900 Active 850-char remark

    Show marketing remark (850 chars)

    Wait until you see this fully remodeled, large family village home. You will love the charming front porch that wraps around the front and side of the home. The downstairs has new fresh paint, arched entryways and new flooring. It also features a large kitchen, with plenty of cupboards and counter space. The cozy living room has a fireplace, and there is also a family room or office, with lots of natural light. The convenient first floor bedroom has new flooring and new recess lighting Upstairs there is a new, large master bedroom with vaulted ceiling, ceiling fan, new flooring and gas fireplace. There are 2 additional bedrooms and a full bath completing the upper level. The backyard is tree-lined and private and there is a full basement and shed for storage. Hot water heater new and roof only 5 years old. This could be your perfect home!

14. 2016-03-21
    soldstatus $7,700 Closed Sale or Rented
15. 2016-03-11
    price $7,700
16. 2016-03-09
    status Pending Sale
17. 2016-02-11
    price $8,250
18. 2016-01-09
    listed $8,800 Active
19. 2004-12-21
    soldstatus $37,900

ⓘ 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: $3,821 · $318/mo
• Projected year-2 tax: $3,821 · $318/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,426
• − Mortgage interest: −$8,402
• − Property taxes: −$3,821
• − Insurance: −$750
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$4,364
• Taxable loss: −$180
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,169/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: Lyons Central School District
• NCES district ID: 3618030
• Math proficiency: 33% ▲ 4.00%
• Reading proficiency: 42% ▼ -28.00%
• Median HH income: $43,076
• Composite: 31.73/100
• National rank: #5909
• State rank: #549 of 590 in NY

Livability — Lyons

• Score: 75/100
• State rank: #270
• US rank: #4307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyons, NY
• Population (ZIP): 7,016

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Iranian 8% Romanian 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 7% Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.65%
• Current HPI: 311.1445
• 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

+295.8% since first listed

17 events — show timeline

• 2026-06-16 Listed $149,999 UNYREIS
• 2026-05-12 Listing Removed — UNYREIS
• 2026-05-06 Price Changed $119,900 UNYREIS
• 2026-04-28 Listed $149,900 UNYREIS
• 2022-11-22 Sold (Public Records) $149,000 Public Records
• 2022-11-18 Sold (MLS) $149,000 UNYREIS
• 2022-09-27 Pending — UNYREIS
• 2022-09-15 Pending — UNYREIS
• 2022-09-09 Price Changed $139,900 UNYREIS
• 2022-08-31 Price Changed $143,000 UNYREIS
• 2022-08-18 Listed $149,900 UNYREIS
• 2016-03-21 Sold (MLS) $7,700 UNYREIS
• 2016-03-11 Price Changed $7,700 UNYREIS
• 2016-03-09 Pending — UNYREIS
• 2016-02-11 Price Changed $8,250 UNYREIS
• 2016-01-09 Listed $8,800 UNYREIS
• 2004-12-21 Sold (Public Records) $37,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,821 · +413.2% YoY. Source: county tax records.