4120 Prospect St · Williamson, NY 14589

$149,900

3 bd · 1.5 ba · 1,682 sqft · SingleFamily public records · 10 Days on market

Built 1910 9,583 sqft lot $89/sqft · 36% below area Est $233k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +5.6/10.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home nestled on a quiet neighborhood street in Williamson! This inviting property offers the perfect blend of comfort and functionality, featuring a detached garage with a loft—ideal for storage, a workshop, or future creative space. Step outside to enjoy the fully fenced yard, perfect for pets, play, or relaxing summer evenings. Inside, convenience is key with first-floor laundry, making everyday living that much easier. Whether you’re a first-time buyer or looking to downsize, this home offers great potential in a desirable location close to local amenities, schools, and Lake Ontario. Delayed negotiations until 4/30 at 4:00 PM. Don’t miss your chance to make this charming Williamson property your own!

Key facts

• Desirable location
• Fully fenced yard
• First-floor laundry

Tags

• DETACHED GARAGE
• FULLY FENCED YARD
• FIRST-FLOOR LAUNDRY
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $28 ($339/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 79/100 on livability (#141 in NY, #2,196 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Williamson Central School District (rural): math 51% / reading 50% proficiency, ranked #363 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.06% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 7.8

CMA / ARV

• ARV (median comp): $233,236
• List price: $149,900
• Delta: -35.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6098 Highland Ave	0.26mi	4/2.0 (+1)	1,618 (-4%)	7mo	$270,000	$167	69
4116 Prospect St	0.01mi	3/1.5	1,867 (+11%)	17mo	$240,000	$129	67
6239 State Route 21	0.25mi	3/2.0	1,476 (-12%)	1mo	$205,000	$139	65
4024 Ridge Rd	0.24mi	3/1.5	1,513 (-10%)	12mo	$185,000	$122	62
6256 Route 21	0.30mi	3/2.0	1,611 (-4%)	18mo	$100,000	$62	62
6069 State Route 21	0.21mi	4/1.0 (+1)	1,580 (-6%)	14mo	$149,900	$95	61
3944 Ridge Rd	0.42mi	4/2.0 (+1)	1,656 (-2%)	14mo	$165,000	$100	59
3856 Ridge Rd	0.63mi	4/1.5 (+1)	1,658 (-1%)	6mo	$275,000	$166	58
3961 Ridge Rd	0.39mi	3/2.0	1,520 (-10%)	7mo	$235,000	$155	58
4258 Congdon Rd	0.34mi	4/2.5 (+1)	1,718 (+2%)	23mo	$325,001	$189	53
4063 Stanford St	0.33mi	3/1.5	1,456 (-13%)	18mo	$221,000	$152	48
6297 State Route 21	0.41mi	3/1.0	1,456 (-13%)	17mo	$150,000	$103	43

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-22,346
• Equity at exit: $22,351

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-16,560
• Equity at exit: $12,961

Cash invested: $41,972 (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 14589

• Home prices YoY: -19.4%
• Active inventory: 33
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$380 /mo · $4,564/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $28

Break-even live

Break-even rent $1,556

Max offer price $149,900

Occupancy floor 93%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-02
   status Pending 755-char remark

   Show marketing remark (755 chars)

   Welcome to this charming home nestled on a quiet neighborhood street in Williamson! This inviting property offers the perfect blend of comfort and functionality, featuring a detached garage with a loft—ideal for storage, a workshop, or future creative space. Step outside to enjoy the fully fenced yard, perfect for pets, play, or relaxing summer evenings. Inside, convenience is key with first-floor laundry, making everyday living that much easier. Whether you’re a first-time buyer or looking to downsize, this home offers great potential in a desirable location close to local amenities, schools, and Lake Ontario. Delayed negotiations until 4/30 at 4:00 PM. Don’t miss your chance to make this charming Williamson property your own!

2. 2026-04-22
   listed $149,900 Active 755-char remark

   Show marketing remark (755 chars)

   Welcome to this charming home nestled on a quiet neighborhood street in Williamson! This inviting property offers the perfect blend of comfort and functionality, featuring a detached garage with a loft—ideal for storage, a workshop, or future creative space. Step outside to enjoy the fully fenced yard, perfect for pets, play, or relaxing summer evenings. Inside, convenience is key with first-floor laundry, making everyday living that much easier. Whether you’re a first-time buyer or looking to downsize, this home offers great potential in a desirable location close to local amenities, schools, and Lake Ontario. Delayed negotiations until 4/30 at 4:00 PM. Don’t miss your chance to make this charming Williamson property your own!

3. 1995-01-18
   soldstatus $75,000

ⓘ 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: $4,564 · $380/mo
• Projected year-2 tax: $4,564 · $380/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $19,097
• − Mortgage interest: −$8,397
• − Property taxes: −$4,564
• − Insurance: −$750
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,361
• Taxable loss: −$2,030
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $827/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: Williamson Central School District
• NCES district ID: 3631440
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $56,080
• Composite: 43.79/100
• National rank: #2937
• State rank: #363 of 590 in NY

Livability — Williamson

• Score: 79/100
• State rank: #141
• US rank: #2196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamson, NY
• Population (ZIP): 7,904

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% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Iranian 13% Romanian 4% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% Other Indo-European 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: ▼ -56.43%
• Current HPI: 234.0889
• 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

+99.9% since first listed

3 events — show timeline

• 2026-05-02 Pending — UNYREIS
• 2026-04-22 Listed $149,900 UNYREIS
• 1995-01-18 Sold (Public Records) $75,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,564 · +2.0% YoY. Source: county tax records.