10 Elm St · Dansville, NY 14437

$109,900

2 bd · 1.0 ba · 1,201 sqft · SingleFamily public records · 43 Days on market

Built 1900 7,761 sqft lot Est $144k · 24% under

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Why this score? — see what drove the B- 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.4/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! 2 Bedroom home is move in ready. Large kitchen, living room and possibility for a third bedroom. This house has been remodeled top to bottom. Don't wait, call today!

Key facts

• Village location
• Move in ready
• 7,761 sq ft lot

Tags

• MOVE IN READY
• VILLAGE LOCATION
• QUIET DEAD-END STREET
• BRIGHT EAT-IN KITCHEN
• UPDATED VINYL FLOORING
• FULLY FENCED BACK YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electric; Cable available; High-speed internet available
• Home design: 2-story wood-sided home; Shingle roof; Resale property; City street frontage; Irregular residential lot (65 x 118)
• Construction: Wood siding construction; Shingle roof; Partial basement
• Exterior features: Deck; Open porch; Fence (partial); Gravel driveway; Shed/storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 6 (includes living spaces and laundry)
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Natural woodwork; Partial basement
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.1% in Dansville — 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 73/100 on livability (#312 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities D-, commute F.
• Dansville Central School District (town): math 44% / reading 46% proficiency, ranked #464 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.24% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $144,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Jefferson St	0.12mi	3/1.0 (+1)	1,206 (+0%)	10mo	$50,000	$41	80
21 Pine St	0.12mi	3/1.0 (+1)	1,120 (-7%)	7mo	$134,020	$120	73
13 West Ave	0.18mi	3/1.0 (+1)	1,170 (-3%)	15mo	$95,000	$81	69
14 Pine St	0.15mi	3/1.0 (+1)	1,340 (+12%)	8mo	$36,000	$27	62
19 Morey Ave	0.56mi	2/1.5	1,176 (-2%)	8mo	$193,321	$164	62
9 Van Campen St	0.41mi	2/1.5	1,346 (+12%)	4mo	$66,000	$49	55
32 Jefferson St	0.13mi	3/2.0 (+1)	1,375 (+14%)	7mo	$180,000	$131	54
23 Knox St	0.51mi	3/2.5 (+1)	1,234 (+3%)	13mo	$70,000	$57	49
22 Cart Path Ln	0.55mi	2/2.0	1,232 (+3%)	23mo	$131,500	$107	47
1 Wilmot St	0.63mi	2/2.0	1,248 (+4%)	18mo	$203,000	$163	45
1 Sonnyside Dr	0.65mi	3/1.0 (+1)	1,260 (+5%)	22mo	$153,600	$122	39
47 Morey Ave	0.72mi	3/1.0 (+1)	1,305 (+9%)	15mo	$168,000	$129	35

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,503
• Equity at exit: $16,386

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $15,583
• Equity at exit: $9,502

Cash invested: $30,772 (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 14437

• Home prices YoY: -12.4%
• Active inventory: 56
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $223

Break-even live

Break-even rent $1,077

Max offer price $109,900

Occupancy floor 79%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-01
   status Pending
2. 2026-04-20
   price $109,900
3. 2026-04-10
   status Active
4. 2026-04-01
   historical Active Under Contract
5. 2026-04-01
   status Active
6. 2026-03-14
   status Pending
7. 2026-03-10
   price $114,900
8. 2026-03-01
   listed $119,900 Active
9. 2023-06-28
   soldstatus $90,000
10. 2019-10-11
    soldstatus $66,000
11. 2019-10-10
    soldstatus $66,000 Closed Sale or Rented 170-char remark

    Show marketing remark (170 chars)

    Wow! 2 Bedroom home is move in ready. Large kitchen, living room and possibility for a third bedroom. This house has been remodeled top to bottom. Don't wait, call today!

12. 2019-09-16
    historical Continue to Show- Under Contract 170-char remark

    Show marketing remark (170 chars)

    Wow! 2 Bedroom home is move in ready. Large kitchen, living room and possibility for a third bedroom. This house has been remodeled top to bottom. Don't wait, call today!

13. 2019-07-26
    price $68,900 170-char remark

    Show marketing remark (170 chars)

    Wow! 2 Bedroom home is move in ready. Large kitchen, living room and possibility for a third bedroom. This house has been remodeled top to bottom. Don't wait, call today!

14. 2019-05-23
    price $74,900 170-char remark

    Show marketing remark (170 chars)

    Wow! 2 Bedroom home is move in ready. Large kitchen, living room and possibility for a third bedroom. This house has been remodeled top to bottom. Don't wait, call today!

15. 2019-05-09
    listed $77,900 Active 170-char remark

    Show marketing remark (170 chars)

    Wow! 2 Bedroom home is move in ready. Large kitchen, living room and possibility for a third bedroom. This house has been remodeled top to bottom. Don't wait, call today!

16. 2006-03-31
    soldstatus $40,500

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $2,741 · $228/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 ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,313
• − Mortgage interest: −$6,156
• − Property taxes: −$2,741
• − Insurance: −$550
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,197
• Taxable income: $1,059
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $2,427/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: Dansville Central School District
• NCES district ID: 3608790
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $45,524
• Composite: 38.21/100
• National rank: #4253
• State rank: #464 of 590 in NY

Livability — Dansville

• Score: 73/100
• State rank: #312
• US rank: #5202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dansville, NY
• Population (ZIP): 8,970

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.12%
• Current HPI: 206.4098
• 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

+171.4% since first listed

16 events — show timeline

• 2026-05-01 Pending — UNYREIS
• 2026-04-20 Price Changed $109,900 UNYREIS
• 2026-04-10 Relisted — UNYREIS
• 2026-04-01 Contingent — UNYREIS
• 2026-04-01 Relisted — UNYREIS
• 2026-03-14 Pending — UNYREIS
• 2026-03-10 Price Changed $114,900 UNYREIS
• 2026-03-01 Listed $119,900 UNYREIS
• 2023-06-28 Sold (Public Records) $90,000 Public Records
• 2019-10-11 Sold (Public Records) $66,000 Public Records
• 2019-10-10 Sold (MLS) $66,000 UNYREIS
• 2019-09-16 Contingent — UNYREIS
• 2019-07-26 Price Changed $68,900 UNYREIS
• 2019-05-23 Price Changed $74,900 UNYREIS
• 2019-05-09 Listed $77,900 UNYREIS
• 2006-03-31 Sold (Public Records) $40,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,741 · +1.1% YoY. Source: county tax records.