4179 Route 98 · Strykersville, NY 14113

$129,900

3 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 3 Days on market

Built 1890 10,824 sqft lot

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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).

• Cash flow +15.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +4.9/10.0
• DSCR +4.9/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Solid 3-bedroom, 1-bath home located in North Java, Wyoming County, offering plenty of potential for the next owner. The bathroom features a newer oversized tile shower, and the downstairs bedroom has been recently updated with new insulation, drywall, and flooring. Walk out basement into the back yard. Part of the basement has served a perfect purpose as a workshop area. While the home could benefit from some cosmetic updates, this home provides a great foundation to make it your own. With good bones and a solid structure, this property is an excellent opportunity for a first-time homeowner. Conveniently located in a rural setting, this home offers affordability, space, and the chance to a

Key facts

• Hot tub included
• Workshop area
• Walk out basement

Tags

• OVERSIZED TILE SHOWER
• UPDATED INSULATION
• WORKSHOP AREA
• WALK OUT BASEMENT
• HOT TUB INCLUDED

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity connected with circuit breakers; Public water connected; Septic tank sewer; High-speed internet available
• Home design: Two-story house; Existing (not new construction)
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Built previously (existing)
• Exterior features: Covered porch; Deck; Gravel driveway; Road frontage on a main thoroughfare; Irregular lot; Agricultural lot features; Lot dimensions approximately 66 x 164

Interior

• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Home office; Other interior features (see remarks)
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $61 ($730/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (1.2% below list).
• Recommended offer: $128k (1.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#758 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, employment B+; Watch: schools C-, crime F, amenities F.
• Attica Central School District (rural): math 52% / reading 54% proficiency, ranked #326 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($898 loan paydown + $3k appreciation (2.5% local appreciation)).
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,281 (1.2% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.45×
• Total profit: $16,231
• Equity at exit: $54,851

10-year hold

• IRR: 10.9%
• Equity multiple: 2.56×
• Total profit: $56,688
• Equity at exit: $81,864

Cash invested: $36,372 (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 14113

• Home prices YoY: 1.0%
• Active inventory: 1
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$217 /mo · $2,607/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $61

Break-even live

Break-even rent $1,206

Max offer price $129,900

Occupancy floor 90%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $129,900 Active 3 DOM
2. 2026-06-17
   days on market $129,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $129,900 Active 1 DOM

ⓘ 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: $2,607 · $217/mo
• Projected year-2 tax: $2,607 · $217/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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,394
• − Mortgage interest: −$7,276
• − Property taxes: −$2,607
• − Insurance: −$650
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,779
• Taxable loss: −$1,381
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,061/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: Attica Central School District
• NCES district ID: 3603420
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 54% ▲ 3.00%
• Median HH income: $58,189
• Composite: 46.05/100
• National rank: #2522
• State rank: #326 of 590 in NY

Livability — Strykersville

• Score: 64/100
• State rank: #758
• US rank: #14534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 646

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 13% Slovak 3% German 2%
• Foreign-born: 4% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.51%
• Current HPI: 257.2397
• 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

+85.6% since first listed

2 events — show timeline

• 2026-06-15 Listed $129,900 WNYREIS
• 2018-10-19 Sold (Public Records) $70,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,607 · +0.6% YoY. Source: county tax records.