336 State Route 14 Hwy · Lyons, NY 14489

$159,000

3 bd · 2.0 ba · 2,060 sqft · SingleFamily public records · 18 Days on market

Built 1835 0.87 ac lot

---

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 +18.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.7/10.0
• 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

Imagine having your home just steps away from your business! Includes 2000+ sf 3 bedroom, 1.5 bath 1835 historic home. See MLS 629569 for home info. Barn built in 1920 converted & completetly redone in 1996 into a successful gift shop (Peppermints). Great exposure. Large lot. Ample parking.

Key facts

• Guest quarters
• Spacious kitchen
• Formal dining area

Tags

• SPACIOUS KITCHEN
• FORMAL DINING AREA
• COMFORTABLE LIVING ROOM
• VERSATILE BONUS ROOM
• SEPARATE DETACHED BUILDING
• GUEST QUARTERS

Property features AI

Exterior

• Parking: No garage; Circular driveway
• Utilities: Electricity connected; Well water; Septic tank; Cable available; High-speed internet available
• Home design: 2-story house; Existing construction; Asphalt roof; Composite siding; Stone foundation; Road frontage on a main thoroughfare
• Construction: Built previously (existing); Composite siding construction; Asphalt roof; Stone foundation
• Exterior features: Private yard; Covered porch; Porch; Dirt driveway; Gravel driveway; Corner lot; Rectangular lot; Agricultural lot; Shed(s) / storage; See remarks

Interior

• Kitchen: Country-style kitchen; Free-standing range; Oven; Refrigerator
• Bedrooms: Three bedrooms (all on second level)
• Flooring: Carpet; Hardwood; Laminate; Tile; Varies
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Oil heating; Baseboard heating; Hot water heating
• Interior features: Breakfast bar; Separate formal dining room; Separate formal living room; Country kitchen; Convertible bedroom; Workshop; See remarks / other interior features
• Laundry & utility: Main-level laundry; Washer; Dryer; Propane water heater; Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.

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: 26 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $72k; list at $159k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1835 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1835 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.4%
• Equity multiple: 3.18×
• Total profit: $96,872
• Equity at exit: $143,240

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $277,413
• Equity at exit: $308,902

Cash invested: $44,520 (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: 26
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$287 /mo · $3,445/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $160

Break-even live

Break-even rent $1,503

Max offer price $159,000

Occupancy floor 86%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-16
   status $159,000 Pending 18 DOM
2. 2026-06-15
   days on market $159,000 Active 18 DOM
3. 2026-06-13
   days on market $159,000 Active 16 DOM
4. 2026-06-12
   days on market $159,000 Active 15 DOM
5. 2026-06-09
   days on market $159,000 Active 12 DOM
6. 2026-06-08
   days on market $159,000 Active 11 DOM
7. 2026-06-07
   days on market $159,000 Active 10 DOM
8. 2026-06-07
   days on market $159,000 Active 9 DOM
9. 2026-06-04
   days on market $159,000 Active 6 DOM
10. 2026-06-02
    days on market $159,000 Active 5 DOM
11. 2026-06-01
    days on market $159,000 Active 4 DOM
12. 2026-05-31
    days on market $159,000 Active 3 DOM
13. 2026-05-28
    listed $159,000 Active
14. 2007-05-16
    soldstatus $72,500 298-char remark

    Show marketing remark (298 chars)

    Imagine having your home just steps away from your business! Includes 2000+ sf 3 bedroom, 1.5 bath 1835 historic home. See MLS 629569 for home info. Barn built in 1920 converted & completetly redone in 1996 into a successful gift shop (Peppermints). Great exposure. Large lot. Ample parking.

15. 2007-05-16
    soldstatus $72,500

    Show marketing remark (298 chars)

    Imagine having your home just steps away from your business! Includes 2000+ sf 3 bedroom, 1.5 bath 1835 historic home. See MLS 629569 for home info. Barn built in 1920 converted & completetly redone in 1996 into a successful gift shop (Peppermints). Great exposure. Large lot. Ample parking.

16. 2006-10-13
    listed $97,000 298-char remark

    Show marketing remark (298 chars)

    Imagine having your home just steps away from your business! Includes 2000+ sf 3 bedroom, 1.5 bath 1835 historic home. See MLS 629569 for home info. Barn built in 1920 converted & completetly redone in 1996 into a successful gift shop (Peppermints). Great exposure. Large lot. Ample parking.

17. 1995-09-27
    soldstatus $60,000

ⓘ 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: $3,445 · $287/mo
• Projected year-2 tax: $3,445 · $287/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,464
• − Mortgage interest: −$8,906
• − Property taxes: −$3,445
• − Insurance: −$795
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$4,625
• Taxable loss: −$582
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $2,061/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

• 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

+165.0% since first listed

5 events — show timeline

• 2026-05-28 Listed $159,000 UNYREIS
• 2007-05-16 Sold (Public Records) $72,500 Public Records
• 2007-05-16 Sold (MLS) $72,500 UNYREIS
• 2006-10-13 Listed $97,000 UNYREIS
• 1995-09-27 Sold (Public Records) $60,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,445 · +25.1% YoY. Source: county tax records.