10409 Maple Ave · North Rose, NY 14516

$37,500

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 62 Days on market

Built 1900 9,148 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Oversized 2 car garage with electric sub feed. Picturesque fieldstone fireplace, with fieldstone floor, (Owners haven't used in many years ), some wood floors, . Opportunity to rehabilitate this diamond in the rough! Nice country style neighborhood.

Key facts

• 9,148 sq ft lot
• 4 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached garage with electricity and workshop; 4 garage spaces
• Utilities: Water connected (public); Septic tank; Cable available; High-speed internet available
• Home design: 2-story house; Existing construction
• Construction: Wood siding; Asphalt roof; Stone foundation
• Exterior features: Deck; Gravel driveway; Barn(s) / outbuilding

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Separate/formal living room; Natural woodwork; Workshop; See remarks / other
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#904 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: commute D, crime F, amenities F.
• North Rose-Wolcott Central School District (rural): math 43% / reading 38% proficiency, ranked #514 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Rose-Wolcott Elementary School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 417 students, 60% FRL); North Rose-Wolcott Middle School (math 29% / reading 32%, grade F, #537 of 729 statewide, top 74%, 343 students, 62% FRL); North Rose-Wolcott High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 367 students, 57% FRL).
• Market conditions: 12 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 $782 of equity ($259 loan paydown + $523 appreciation (1.4% 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 (1.4% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $38k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $35,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.51% ✓
• Cap rate: 30.39%
• Cash-on-cash: 86.07%
• DSCR: 4.83
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $130,424
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4826 State Route 414	0.39mi	2/1.0 (-1)	832 (-13%)	16mo	$113,900	$137	43

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

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 89.4%
• Equity multiple: 5.71×
• Total profit: $49,434
• Equity at exit: $13,577

10-year hold

• IRR: 89.9%
• Equity multiple: 11.75×
• Total profit: $112,914
• Equity at exit: $18,658

Cash invested: $10,500 (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 14516

• Home prices YoY: 0.6%
• Active inventory: 12
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $753

Break-even live

Break-even rent $361

Max offer price $37,500

Occupancy floor 38%

Sensitivity live

Price	-10% $774	-5% $764	+0% $753	+5% $743	+10% $732
Rent	-10% $649	-5% $701	+0% $753	+5% $805	+10% $857
Rate	-1.0pp $772	-0.5pp $763	base $753	+0.5pp $743	+1.0pp $734

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   status Pending
2. 2026-04-13
   price $37,500
3. 2026-03-11
   listed $39,900 Active
4. 2013-04-11
   soldstatus $16,000 249-char remark

   Show marketing remark (249 chars)

   Oversized 2 car garage with electric sub feed. Picturesque fieldstone fireplace, with fieldstone floor, (Owners haven't used in many years ), some wood floors, . Opportunity to rehabilitate this diamond in the rough! Nice country style neighborhood.

5. 2013-01-22
   listed $19,900 249-char remark

   Show marketing remark (249 chars)

   Oversized 2 car garage with electric sub feed. Picturesque fieldstone fireplace, with fieldstone floor, (Owners haven't used in many years ), some wood floors, . Opportunity to rehabilitate this diamond in the rough! Nice country style neighborhood.

6. 1999-04-30
   soldstatus $36,000

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $877 · $73/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $15,774
• − Mortgage interest: −$2,101
• − Property taxes: −$877
• − Insurance: −$188
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$1,091
• Taxable income: $8,995
• Est. tax owed @ 24.0%: −$2,159
• After-tax cash flow: $6,879/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: North Rose-Wolcott Central School District
• NCES district ID: 3616980
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $47,545
• Composite: 34.7/100
• National rank: #5140
• State rank: #514 of 590 in NY

Livability — North Rose

• Score: 61/100
• State rank: #904
• US rank: #17636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Rose, NY
• Population (ZIP): 2,184

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 (88%)
• Race & ethnicity: White 88% Black 7% Asian 2% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Iranian 8% Italian 2% Serbian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

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: ▲ 1.39%
• Current HPI: 217.5757
• 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

+4.2% since first listed

6 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-04-13 Price Changed $37,500 UNYREIS
• 2026-03-11 Listed $39,900 UNYREIS
• 2013-04-11 Sold (MLS) $16,000 UNYREIS
• 2013-01-22 Listed $19,900 UNYREIS
• 1999-04-30 Sold (Public Records) $36,000 Public Records

Property tax history

-6.4%/yr

Latest (2025): $877 · +15.8% YoY. Source: county tax records.