210 William ST St · Waverly, NY 14892

$164,900

4 bd · 1.5 ba · 1,690 sqft · SingleFamily public records · 38 Days on market

Built 1890 0.35 ac lot $98/sqft · at area comps Est $203k · 19% under

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Why this score? — see what drove the D 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
• Appreciation +6.4/10.0
• Cash flow +5.6/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Great handyman special opportunity in Waverly. This solid 3-bedroom, 2-full bath property offers endless potential for the right buyer. The first floor features a bedroom, living room, kitchen, dining area, and a full bathroom. The second floor includes two bedrooms and an office with a full bathroom, as well as a finished walk-in attic equipped with a bar setup. Please note that all utilities are currently disconnected. This is a diamond opportunity in the neighborhood for someone ready to bring their tools and vision to life.

Key facts

• Bar setup
• 0.35 acre lot
• Built 1890

Tags

• FINISHED WALK-IN ATTIC
• BAR SETUP

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels / 2 stories
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Level lot

Interior

• Kitchen: Range; Free-Standing Range; Dishwasher; Exhaust Fan; Refrigerator
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Ceiling fan(s) for cooling
• Interior features: Range, Dishwasher, Exhaust Fan, Free-Standing Range, Gas Water Heater, Refrigerator; Ceiling fan(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (35.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (20.7% below list).
• Recommended offer: $107k (35.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#569 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Waverly Central School District (town): math 41% / reading 46% proficiency, ranked #480 of 590 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.8% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 3.2% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,076 (35.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.01%
• DSCR: 0.60
• GRM: 10.5

CMA / ARV

• ARV (median comp): $203,056
• List price: $164,900
• Delta: -18.79%
• 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
110 1/2 Providence St	0.38mi	3/1.5 (-1)	1,634 (-3%)	2mo	$120,000	$73	70
214 William St	0.03mi	3/2.5 (-1)	1,780 (+5%)	16mo	$195,000	$110	67
6 Ithaca St	0.13mi	4/1.0	1,824 (+8%)	16mo	$79,900	$44	65
88 Spring St	0.19mi	4/2.0	1,520 (-10%)	12mo	$257,000	$169	62
534 Waverly St St	0.41mi	4/2.0	1,520 (-10%)	8mo	$210,000	$138	56
536 Fulton St	0.44mi	3/1.5 (-1)	1,844 (+9%)	4mo	$135,000	$73	56
429 Spaulding St	0.39mi	3/1.5 (-1)	1,464 (-13%)	5mo	$164,300	$112	50
679 Walker Hill Rd	0.70mi	3/2.0 (-1)	1,609 (-5%)	6mo	$200,000	$124	48
12 Tioga	0.43mi	3/2.5 (-1)	1,872 (+11%)	13mo	$180,000	$96	42
1 Lyman Ave	0.67mi	4/1.5	1,932 (+14%)	7mo	$280,000	$145	39
487 Fulton St	0.48mi	3/1.0 (-1)	1,484 (-12%)	14mo	$135,000	$91	38
431 Loder St	0.62mi	3/1.5 (-1)	1,874 (+11%)	15mo	$75,000	$40	35

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

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-3,982
• Equity at exit: $72,097

10-year hold

• IRR: 2.8%
• Equity multiple: 1.42×
• Total profit: $19,450
• Equity at exit: $109,542

Cash invested: $46,172 (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 14892

• Home prices YoY: 1.2%
• Active inventory: 53
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$446 /mo · $5,354/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-347

Break-even live

Break-even rent $1,746

Max offer price $107,076

Occupancy floor —

Sensitivity live

Price	-10% $-253	-5% $-300	+0% $-347	+5% $-393	+10% $-440
Rent	-10% $-450	-5% $-398	+0% $-347	+5% $-295	+10% $-244
Rate	-1.0pp $-264	-0.5pp $-305	base $-347	+0.5pp $-390	+1.0pp $-433

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $164,900 Active 38 DOM
2. 2026-06-18
   days on market $164,900 Active 36 DOM
3. 2026-06-17
   days on market $164,900 Active 35 DOM
4. 2026-06-16
   days on market $164,900 Active 34 DOM
5. 2026-06-15
   days on market $164,900 Active 33 DOM
6. 2026-06-13
   days on market $164,900 Active 31 DOM
7. 2026-06-12
   days on market $164,900 Active 30 DOM
8. 2026-06-09
   days on market $164,900 Active 27 DOM
9. 2026-06-08
   days on market $164,900 Active 26 DOM
10. 2026-06-07
    days on market $164,900 Active 25 DOM
11. 2026-06-07
    days on market $164,900 Active 24 DOM
12. 2026-06-04
    days on market $164,900 Active 21 DOM
13. 2026-06-02
    days on market $164,900 Active 20 DOM
14. 2026-06-01
    days on market $164,900 Active 19 DOM
15. 2026-05-31
    days on market $164,900 Active 18 DOM
16. 2026-05-13
    historical
17. 2026-05-13
    listed $164,900 Active 533-char remark
18. 2026-05-09
    historical
19. 2026-05-09
    historical
20. 2026-04-22
    price $164,900
21. 2026-03-18
    price $174,900
22. 2026-02-12
    listed $189,900 Active
23. 2019-06-30
    historical
24. 2019-03-05
    listed $139,900
25. 2019-03-05
    listed $139,900
26. 2014-10-20
    soldstatus $154,000
27. 2014-10-10
    soldstatus $154,000
28. 2014-05-03
    listed $155,000
29. 2007-04-18
    soldstatus $139,000

ⓘ 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: $5,354 · $446/mo
• Projected year-2 tax: $5,354 · $446/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 6/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,688
• − Mortgage interest: −$9,237
• − Property taxes: −$5,354
• − Insurance: −$824
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$4,797
• Taxable loss: −$7,034
• Est. tax savings @ 24.0%: +$1,688
• After-tax cash flow: $-2,473/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: Waverly Central School District
• NCES district ID: 3630270
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 46% ▲ 8.00%
• Median HH income: $44,935
• Composite: 36.9/100
• National rank: #4544
• State rank: #480 of 590 in NY

Livability — Waverly

• Score: 67/100
• State rank: #569
• US rank: #10246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waverly, NY
• Population (ZIP): 7,531

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 2% Two or more races 2% Black 1% Asian 1%
• Common ancestry: Iranian 3% Romanian 3% Italian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.78%
• Current HPI: 236.7714
• 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

+18.6% since first listed

14 events — show timeline

• 2026-05-13 Listing Removed — UNYREIS
• 2026-05-13 Listed $164,900 GBAOR
• 2026-05-09 Listing Removed — UNYREIS
• 2026-05-09 Listing Removed — UNYREIS
• 2026-04-22 Price Changed $164,900 UNYREIS
• 2026-03-18 Price Changed $174,900 UNYREIS
• 2026-02-12 Listed $189,900 UNYREIS
• 2019-06-30 Listing Removed — UNYREIS
• 2019-03-05 Listed $139,900 UNYREIS
• 2019-03-05 Listed $139,900 GBAOR
• 2014-10-20 Sold (Public Records) $154,000 Public Records
• 2014-10-10 Sold (MLS) $154,000 NMPA
• 2014-05-03 Listed $155,000 NMPA
• 2007-04-18 Sold (Public Records) $139,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,354 · +6.9% YoY. Source: county tax records.