137 Caroline St · Clyde, NY 14433

$79,900

6 bd · 1.5 ba · 3,104 sqft · SingleFamily public records · 47 Days on market

Built 1875 0.38 ac lot $26/sqft · 50% below area

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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 +6.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Handyman's special! This expansive colonial offers over 3,000 square feet of space and is filled with original charm, including floor-to-ceiling windows and touches of beautiful stained glass. With 6 bedrooms and 2 full baths, this home has incredible potential-perfect for someone looking to restore a classic property and make it their own.

Key facts

• Stained glass
• Original charm
• 0.38 acre lot

Tags

• FLOOR TO CEILING WINDOWS
• STAINED GLASS
• ORIGINAL CHARM

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; Public water (connected); Sewer connected; Circuit breaker electric
• Home design: Two-story existing home; Resale property
• Construction: Vinyl siding; Copper plumbing; Stone foundation
• Exterior features: Blacktop, dirt, and gravel driveways; Rectangular residential lot (approx. 0.38 acres, 83 x 198); City street frontage

Interior

• Kitchen: Country-style kitchen; Dishwasher
• Bedrooms: Convertible bedroom(s)
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas heating; Baseboard heating
• Interior features: Leaded glass windows; Separate/formal dining room; Entrance foyer; Separate/formal living room; Country kitchen; Storage; Natural woodwork; Convertible bedroom; Full basement
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#497 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, commute D, amenities F.
• Clyde-Savannah Central School District (rural): math 18% / reading 30% proficiency, ranked #587 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 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 $3k of equity ($552 loan paydown + $3k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $53k; list at $80k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1875 — 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. 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: 2.15% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.55%
• DSCR: 2.45
• GRM: 3.9

CMA / ARV

• ARV (median comp): $160,422
• List price: $79,900
• Delta: -50.19%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

3.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 3.25×
• Total profit: $50,403
• Equity at exit: $38,036

10-year hold

• IRR: 38.7%
• Equity multiple: 6.50×
• Total profit: $123,070
• Equity at exit: $60,313

Cash invested: $22,372 (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 14433

• Home prices YoY: 2.1%
• Active inventory: 8
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$297 /mo · $3,558/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $607

Break-even live

Break-even rent $948

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $79,900 Active 47 DOM
2. 2026-06-17
   days on market $79,900 Active 46 DOM
3. 2026-06-16
   days on market $79,900 Active 45 DOM
4. 2026-06-15
   days on market $79,900 Active 44 DOM
5. 2026-06-13
   days on market $79,900 Active 42 DOM
6. 2026-06-12
   days on market $79,900 Active 41 DOM
7. 2026-06-09
   days on market $79,900 Active 38 DOM
8. 2026-06-08
   days on market $79,900 Active 37 DOM
9. 2026-06-07
   days on market $79,900 Active 36 DOM
10. 2026-06-05
    days on market $79,900 Active 34 DOM
11. 2026-06-04
    days on market $79,900 Active 32 DOM
12. 2026-06-02
    days on market $79,900 Active 31 DOM
13. 2026-06-01
    days on market $79,900 Active 30 DOM
14. 2026-05-31
    days on market $79,900 Active 29 DOM
15. 2026-05-02
    listed $79,900 Active 343-char remark
16. 2026-03-31
    historical
17. 2026-01-10
    status Active
18. 2025-12-18
    historical Active Under Contract
19. 2025-12-07
    listed $79,900 Active
20. 2002-10-02
    soldstatus $53,000
21. 1999-05-17
    soldstatus $31,800

ⓘ 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: $3,558 · $297/mo
• Projected year-2 tax: $3,558 · $297/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,592
• − Mortgage interest: −$4,476
• − Property taxes: −$3,558
• − Insurance: −$400
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$2,324
• Taxable income: $6,539
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $5,712/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: Clyde-Savannah Central School District
• NCES district ID: 3607860
• Math proficiency: 18% ▼ -17.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $46,907
• Composite: 20.89/100
• National rank: #8490
• State rank: #587 of 590 in NY

Livability — Clyde

• Score: 69/100
• State rank: #497
• US rank: #8718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clyde, NY
• City population: 4,319
• Population (ZIP): 4,319

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 6% Polish 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 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: ▲ 3.46%
• Current HPI: 168.8711
• 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

+151.3% since first listed

7 events — show timeline

• 2026-05-02 Listed $79,900 UNYREIS
• 2026-03-31 Listing Removed — UNYREIS
• 2026-01-10 Relisted — UNYREIS
• 2025-12-18 Contingent — UNYREIS
• 2025-12-07 Listed $79,900 UNYREIS
• 2002-10-02 Sold (Public Records) $53,000 Public Records
• 1999-05-17 Sold (Public Records) $31,800 Public Records

Property tax history

-0.1%/yr

Latest (2025): $3,558 · +4.3% YoY. Source: county tax records.