83 Eagle St · Lyndonville, NY 14098

$30,000

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 36 Days on market

Built 1833 10,857 sqft lot $30/sqft · 82% 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
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This Lyndonville Village home has great potential and is priced to sell. It is located on a fantastic corner lot, with a spacious side yard. A pad is poured for a single car garage or a shed. The home has vinyl siding and the roof is in decent condition. No interior viewing will be allowed. Home is being sold as-is. * * * Buyer accepts this property AS-IS, WHERE-IS, ALL FAULTS KNOWN & UNKNOWN * * *

Key facts

• Spacious side yard
• Vinyl siding
• Corner lot

Tags

• CORNER LOT
• SPACIOUS SIDE YARD
• PAD POURED FOR GARAGE
• VINYL SIDING
• ROOF IN DECENT CONDITION

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing structure; Resale fixer condition
• Construction: Vinyl siding; Stone foundation
• Exterior features: Corner lot; Rectangular residential lot; City street frontage; Lot dimensions approximately 115 x 94

Interior

• Kitchen: Water heater listed in equipment; Additional kitchen/appliance details: see remarks
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Oil forced-air heating; Has heating
• Interior features: Partial basement; Other interior features (see remarks)
• Laundry & utility: Utilities: water connected

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#993 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Lyndonville Central School District (rural): math 52% / reading 65% proficiency, ranked #260 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $2k appreciation (7.7% local appreciation)).
• Orleans County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 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 $20k; list at $30k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1833 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1833 — 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. 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?
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: 3.93% ✓
• Cap rate: 35.22%
• Cash-on-cash: 103.31%
• DSCR: 5.60
• GRM: 2.1

CMA / ARV

• ARV (median comp): $167,127
• List price: $30,000
• Delta: -82.05%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

7.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.88×
• Total profit: $57,760
• Equity at exit: $22,076

10-year hold

• IRR: —
• Equity multiple: 16.88×
• Total profit: $133,393
• Equity at exit: $43,154

Cash invested: $8,400 (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 14098

• Home prices YoY: 2.5%
• Active inventory: 11
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $723

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 34%

Sensitivity live

Price	-10% $744	-5% $734	+0% $723	+5% $713	+10% $702
Rent	-10% $630	-5% $677	+0% $723	+5% $770	+10% $816
Rate	-1.0pp $738	-0.5pp $731	base $723	+0.5pp $715	+1.0pp $707

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $30,000 Active 36 DOM
2. 2026-06-18
   days on market $30,000 Active 34 DOM
3. 2026-06-17
   days on market $30,000 Active 33 DOM
4. 2026-06-16
   days on market $30,000 Active 32 DOM
5. 2026-06-15
   days on market $30,000 Active 31 DOM
6. 2026-06-13
   statusdays on market $30,000 Active 29 DOM
7. 2026-06-09
   status $30,000 Pending 28 DOM
8. 2026-06-08
   days on market $30,000 Active 28 DOM
9. 2026-06-07
   days on market $30,000 Active 27 DOM
10. 2026-06-05
    days on market $30,000 Active 25 DOM
11. 2026-06-04
    days on market $30,000 Active 23 DOM
12. 2026-06-02
    days on market $30,000 Active 22 DOM
13. 2026-06-01
    days on market $30,000 Active 21 DOM
14. 2026-05-31
    days on market $30,000 Active 20 DOM
15. 2026-05-11
    listed $30,000 Active 411-char remark
16. 1997-08-01
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $14,134
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$873
• Taxable income: $8,719
• Est. tax owed @ 24.0%: −$2,093
• After-tax cash flow: $6,585/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: Lyndonville Central School District
• NCES district ID: 3617970
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 65% ▲ 19.00%
• Median HH income: $52,015
• Composite: 49.98/100
• National rank: #1927
• State rank: #260 of 590 in NY

Livability — Lyndonville

• Score: 60/100
• State rank: #993
• US rank: #19414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyndonville, NY
• Population (ZIP): 2,968

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 39,123 people
• By 2030: 37,648 · -3.8%
• By 2040: 34,432 · -12.0%
• By 2050: 31,487 · -19.5%
• By 2075: 26,544 · -32.2%
• By 2100: 22,251 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 12% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · German/W. Germanic 10% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid R (+40.5) · D 29.8% · R 70.2%
• 2008→2024 swing: -21.8pp toward R · 2008: -18.7pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+36.0 2016: R+43.4 2012: R+19.4 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.65%
• Current HPI: 311.3169
• 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

+50.0% since first listed

4 events — show timeline

• 2026-06-12 Relisted — UNYREIS
• 2026-06-08 Pending — UNYREIS
• 2026-05-11 Listed $30,000 UNYREIS
• 1997-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,480 · +8.5% YoY. Source: county tax records.