17 Elmwood Ave · Sodus, NY 14551

$84,900

3 bd · 1.5 ba · 1,304 sqft · SingleFamily public records · 9 Days on market

Built 1917 7,841 sqft lot Est $156k · 46% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Sodus Village home with major mechanical updates already done! Bring your finishing touches and build instant equity. This property features a structural head start with newer roof (2 Years), Central air (2 years ) , and Hot water tank (4years). The interior is a blank canvas ready for cosmetic updates, Needing personal style, Trim work, and renovations in Kitchen and bedrooms. Perfect for investors, flippers or ambitious hand home owner looking to customize their space. Being sold as is Schedule your tour today!

Key facts

• 7,841 sq ft lot
• Built 1917
• Listed 9 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing structure; Resale property
• Construction: Block foundation; Block and concrete construction
• Exterior features: Gravel driveway; City street frontage; Rectangular residential lot; Agricultural zoning characteristics

Interior

• Kitchen: Gas water heater (appliance listed; see remarks)
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Hardwood and varied flooring throughout; Full basement
• Laundry & utility: See remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 70/100 on livability (#428 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, employment D-.
• Sodus Central School District (rural): math 45% / reading 45% proficiency, ranked #462 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 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 $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $57k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1917 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.62% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.95%
• DSCR: 1.98
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $156,480
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Mill St	0.39mi	4/1.5 (+1)	1,288 (-1%)	1mo	$110,000	$85	74
5 Belden Ave	0.22mi	4/1.0 (+1)	1,440 (+10%)	3mo	$90,000	$63	62
24 Sergeant St	0.25mi	4/1.5 (+1)	1,227 (-6%)	13mo	$179,000	$146	62
63 Belden Ave	0.53mi	4/1.5 (+1)	1,320 (+1%)	8mo	$194,000	$147	62
48 Sergeant St	0.12mi	3/1.0	1,494 (+15%)	17mo	$180,000	$120	54
42 Curtiss Ave	0.33mi	3/1.0	1,400 (+7%)	20mo	$182,500	$130	54
80 Maple Ave	0.64mi	2/1.0 (-1)	1,449 (+11%)	14mo	$40,000	$28	33

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $14,003
• Equity at exit: $12,659

10-year hold

• IRR: 23.5%
• Equity multiple: 3.02×
• Total profit: $48,114
• Equity at exit: $7,341

Cash invested: $23,772 (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 14551

• Home prices YoY: -13.9%
• Active inventory: 29
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $435

Break-even live

Break-even rent $829

Max offer price $84,900

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-16
   listed $84,900 Active
2. 1995-03-06
   soldstatus $57,000

ⓘ 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: $2,090 · $174/mo
• Projected year-2 tax: $2,090 · $174/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 4/10 Moderate 22% 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,552
• − Mortgage interest: −$4,756
• − Property taxes: −$2,090
• − Insurance: −$424
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,470
• Taxable income: $4,163
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $4,219/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: Sodus Central School District
• NCES district ID: 3627120
• Math proficiency: 45% ▲ 7.00%
• Reading proficiency: 45% ▲ 9.00%
• Median HH income: $46,269
• Composite: 38.29/100
• National rank: #4233
• State rank: #462 of 590 in NY

Livability — Sodus

• Score: 70/100
• State rank: #428
• US rank: #7433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sodus, NY
• Population (ZIP): 4,969

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 (76%)
• Race & ethnicity: White 76% Black 12% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Iranian 11% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 3% French/Haitian/Cajun 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: ▼ -36.35%
• Current HPI: 224.7978
• 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

+48.9% since first listed

2 events — show timeline

• 2026-05-16 Listed $84,900 UNYREIS
• 1995-03-06 Sold (Public Records) $57,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,090 · +2.5% YoY. Source: county tax records.