563 Clark St · Waverly, NY 14892

$74,000

3 bd · 2.0 ba · 1,510 sqft · SingleFamily public records · 107 Days on market

Built 1940 8,712 sqft lot $49/sqft · 62% 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 +6.4/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom, 2 bathroom handymay special. Ready for a flipper or hands on buyer with a vision to complete this home. Sold as is, this is the perfect opportunity to tailor the home to your desires. Priced to reflect renovation needs, this home offers a strong return on investemnt. Turn this home into your vision.

Key facts

• 8,712 sq ft lot
• Built 1940
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 4.6% in Waverly — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $3k of equity ($512 loan paydown + $2k 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.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,340 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.73% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.89%
• DSCR: 2.20
• GRM: 4.8

CMA / ARV

• ARV (median comp): $194,302
• List price: $74,000
• Delta: -61.92%
• 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
534 Waverly St St	0.16mi	4/2.0 (+1)	1,520 (+1%)	7mo	$210,000	$138	80
126 Chemung St	0.40mi	2/2.0 (-1)	1,564 (+4%)	1mo	$33,500	$21	70
33 Cadwell Ave	0.16mi	3/1.0	1,376 (-9%)	9mo	$175,000	$127	66
12 Lincoln Ave	0.39mi	3/2.0	1,396 (-8%)	7mo	$39,000	$28	63
30 & 32 Spring St	0.39mi	3/1.5	1,410 (-7%)	12mo	$134,600	$95	59
429 Spaulding St	0.68mi	3/1.5	1,464 (-3%)	5mo	$164,300	$112	57
110 1/2 Providence St	0.59mi	3/1.5	1,634 (+8%)	2mo	$120,000	$73	55
679 Walker Hill Rd	0.64mi	3/2.0	1,609 (+7%)	6mo	$200,000	$124	54
417 Loder Street St	0.44mi	3/1.0	1,312 (-13%)	10mo	$95,000	$72	45
13 Ithaca St	0.70mi	3/2.0	1,344 (-11%)	8mo	$181,000	$135	42
20 Court St	0.69mi	4/1.0 (+1)	1,688 (+12%)	3mo	$265,000	$157	37
121 Park Pl	0.63mi	4/2.0 (+1)	1,296 (-14%)	8mo	$185,000	$143	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: 29.4%
• Equity multiple: 2.65×
• Total profit: $34,161
• Equity at exit: $32,354

10-year hold

• IRR: 30.1%
• Equity multiple: 5.17×
• Total profit: $86,321
• Equity at exit: $49,158

Cash invested: $20,720 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $409

Break-even live

Break-even rent $763

Max offer price $74,000

Occupancy floor 63%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $74,000 Active 107 DOM
2. 2026-06-17
   days on market $74,000 Active 106 DOM
3. 2026-06-16
   days on market $74,000 Active 105 DOM
4. 2026-06-15
   days on market $74,000 Active 104 DOM
5. 2026-06-13
   days on market $74,000 Active 102 DOM
6. 2026-06-12
   pricedays on market $74,000 Active 101 DOM
7. 2026-06-09
   days on market $78,000 Active 98 DOM
8. 2026-06-08
   days on market $78,000 Active 97 DOM
9. 2026-06-07
   days on market $78,000 Active 96 DOM
10. 2026-06-07
    days on market $78,000 Active 95 DOM
11. 2026-06-04
    days on market $78,000 Active 92 DOM
12. 2026-06-02
    days on market $78,000 Active 91 DOM
13. 2026-06-01
    days on market $78,000 Active 90 DOM
14. 2026-05-31
    days on market $78,000 Active 89 DOM
15. 2026-03-03
    listed $78,000 Active 311-char remark

    Show marketing remark (311 chars)

    3 Bedroom, 2 bathroom handymay special. Ready for a flipper or hands on buyer with a vision to complete this home. Sold as is, this is the perfect opportunity to tailor the home to your desires. Priced to reflect renovation needs, this home offers a strong return on investemnt. Turn this home into your vision.

16. 2022-11-10
    soldstatus $55,000
17. 2022-11-04
    soldstatus $55,000 305-char remark

    Show marketing remark (305 chars)

    2 Bedroom 1 1/2 Bath house on nice lot on quiet side street; Eat in kitchen; formal dining room; living room; office; and full bath on first floor. Updated electric and water heater. Natural gas furance. Greater starter home! Could easily be set up to have a downstairs bedroom instead of a dining room!

18. 2022-05-24
    listed $64,000 305-char remark

    Show marketing remark (305 chars)

    2 Bedroom 1 1/2 Bath house on nice lot on quiet side street; Eat in kitchen; formal dining room; living room; office; and full bath on first floor. Updated electric and water heater. Natural gas furance. Greater starter home! Could easily be set up to have a downstairs bedroom instead of a dining room!

19. 2004-12-08
    soldstatus $25,000

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,541 · $128/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 7/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,366
• − Mortgage interest: −$4,145
• − Property taxes: −$1,541
• − Insurance: −$1,036
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,153
• Taxable income: $4,033
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $3,938/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

+212.0% since first listed

5 events — show timeline

• 2026-03-03 Listed $78,000 NMPA
• 2022-11-10 Sold (Public Records) $55,000 Public Records
• 2022-11-04 Sold (MLS) $55,000 NMPA
• 2022-05-24 Listed $64,000 NMPA
• 2004-12-08 Sold (Public Records) $25,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,541 · +4.6% YoY. Source: county tax records.