131 W Main St · Sidney, NY 13838

$47,500

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 31 Days on market

Built 1930 8,712 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 +6.3/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy 3 bedroom ranch on 50x75 lot. 992 square feet house. level back yard. first floor laundry, storge room. hot water heater-4years, updated electric panel.

Key facts

• Storage room
• First floor laundry
• Level back yard

Tags

• LEVEL BACK YARD
• FIRST FLOOR LAUNDRY
• STORAGE ROOM
• UPDATED ELECTRIC PANEL

Property features AI

Finance

• Other: Lot is level to sloped up, approximately 50 x 75 (0.2 acres); Zoning: residential

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential property); Single story
• Construction: Above-grade finished area: 992
• Exterior features: Covered porch

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Electric water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 5.9% 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).
• Market conditions: 33 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($328 loan paydown + $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 3.1% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 2.78% ✓
• Cap rate: 22.68%
• Cash-on-cash: 58.54%
• DSCR: 3.60
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $154,752
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8-10 Manatee Ave	0.08mi	2/1.0 (-1)	936 (-6%)	10mo	$158,000	$169	73
5 Sherwood St	0.38mi	3/1.0	1,008 (+2%)	7mo	$164,800	$163	73
4 Sherwood St	0.37mi	3/1.0	1,008 (+2%)	8mo	$129,900	$129	73
9 Pearl St W	0.31mi	3/1.0	1,008 (+2%)	22mo	$115,000	$114	64
3 Pearl St E	0.31mi	3/1.0	1,060 (+7%)	14mo	$160,000	$151	62
5 Seneca St	0.46mi	2/1.5 (-1)	1,100 (+11%)	4mo	$185,000	$168	50
16 Prospect Dr	0.45mi	2/1.0 (-1)	900 (-9%)	15mo	$140,000	$156	46

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: 63.1%
• Equity multiple: 4.47×
• Total profit: $46,117
• Equity at exit: $20,309

10-year hold

• IRR: 63.0%
• Equity multiple: 9.09×
• Total profit: $107,597
• Equity at exit: $30,506

Cash invested: $13,300 (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 13838

• Home prices YoY: 0.8%
• Active inventory: 33
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $649

Break-even live

Break-even rent $497

Max offer price $47,500

Occupancy floor 46%

Sensitivity live

Price	-10% $676	-5% $662	+0% $649	+5% $635	+10% $622
Rent	-10% $545	-5% $597	+0% $649	+5% $701	+10% $753
Rate	-1.0pp $673	-0.5pp $661	base $649	+0.5pp $636	+1.0pp $624

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   statusdays on market $47,500 Pending 31 DOM
2. 2026-06-18
   days on market $47,500 Active 30 DOM
3. 2026-06-17
   days on market $47,500 Active 29 DOM
4. 2026-06-16
   days on market $47,500 Active 28 DOM
5. 2026-06-15
   days on market $47,500 Active 27 DOM
6. 2026-06-13
   days on market $47,500 Active 25 DOM
7. 2026-06-12
   days on market $47,500 Active 24 DOM
8. 2026-06-09
   days on market $47,500 Active 21 DOM
9. 2026-06-08
   days on market $47,500 Active 20 DOM
10. 2026-06-07
    days on market $47,500 Active 19 DOM
11. 2026-06-07
    days on market $47,500 Active 18 DOM
12. 2026-06-04
    days on market $47,500 Active 15 DOM
13. 2026-06-02
    days on market $47,500 Active 14 DOM
14. 2026-06-01
    days on market $47,500 Active 13 DOM
15. 2026-05-31
    days on market $47,500 Active 12 DOM
16. 2026-05-19
    listed $47,500 Active
17. 2021-12-27
    soldstatus $52,000
18. 2021-02-20
    listed $55,000
19. 2012-05-24
    soldstatus $26,000

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/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 2/10 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: $15,822
• − Mortgage interest: −$2,661
• − Property taxes: −$1,487
• − Insurance: −$238
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$1,382
• Taxable income: $7,523
• Est. tax owed @ 24.0%: −$1,806
• After-tax cash flow: $5,980/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: 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

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
• Population (ZIP): 4,185

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

Price history

+82.7% since first listed

4 events — show timeline

• 2026-05-19 Listed $47,500 GBAOR
• 2021-12-27 Sold (Public Records) $52,000 Public Records
• 2021-02-20 Listed $55,000 GBAOR
• 2012-05-24 Sold (Public Records) $26,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,487 · +2.0% YoY. Source: county tax records.