2579 Daansen Rd · Palmyra, NY 14522

$149,900

3 bd · 1.0 ba · 1,226 sqft · SingleFamily public records · 2 Days on market

Built 1978 5.66 ac lot

---

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).

• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

5.6 acres set off the road with no close neighbors! This 3-bedroom, one full bath home features first floor laundry, vinyl siding, tear-off roof with architectural shingles, public water, high-speed internet/cable, and includes the appliances. The electric baseboard heat is seldom used because the pellet stove easily accommodates the heating needs in the coldest winters. The owner reports they use less than $400/year in pellets. The home needs some work - predominantly the removal of a mobility assistance trolley device on the first floor hung on the ceiling- but the work is neither extensive nor structural. The outbuilding also needs some work due to water intrusion due to roof damage, but

Key facts

• First floor laundry
• 5.6 acres
• Vinyl siding

Tags

• 5.6 ACRES
• FIRST FLOOR LAUNDRY
• VINYL SIDING
• TEAR-OFF ROOF
• ARCHITECTURAL SHINGLES
• PUBLIC WATER

Property features AI

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Utilities: Public water connected; well on property; Septic tank; Circuit breaker electric panel; Cable and high-speed internet available
• Home design: One-story existing residence
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Resale condition; Lot approximately 5.66 acres (dimensions 196 x 1241); Horses allowed
• Exterior features: Deck; Open porch; Gravel driveway; Barn(s) and outbuilding(s); Rural, wooded and agricultural lot; rectangular

Interior

• Kitchen: Electric oven; Electric range; Range hood; Exhaust fan; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Baseboard heating; Radiator heating; Heating details: see remarks
• Interior features: Accessible approach with ramp; Eat-in kitchen; Country kitchen; Living/dining room; Bedroom on main level; Finished basement with sump pump; One fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (16.8% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $125k (16.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#381 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Palmyra-Macedon Central School District (town): math 41% / reading 51% proficiency, ranked #443 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $124,713 (16.8% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.03% ✓
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-33,145
• Equity at exit: $22,351

10-year hold

• IRR: -16.9%
• Equity multiple: 0.06×
• Total profit: $-39,634
• Equity at exit: $12,961

Cash invested: $41,972 (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 14522

• Home prices YoY: -26.9%
• Active inventory: 37
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$518 /mo · $6,217/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-143

Break-even live

Break-even rent $1,730

Max offer price $124,713

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-100	+0% $-143	+5% $-185	+10% $-227
Rent	-10% $-265	-5% $-204	+0% $-143	+5% $-81	+10% $-20
Rate	-1.0pp $-67	-0.5pp $-104	base $-143	+0.5pp $-181	+1.0pp $-221

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $149,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $149,900 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: $6,217 · $518/mo
• Projected year-2 tax: $6,217 · $518/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,594
• − Mortgage interest: −$8,397
• − Property taxes: −$6,217
• − Insurance: −$750
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$4,361
• Taxable loss: −$4,106
• Est. tax savings @ 24.0%: +$985
• After-tax cash flow: $-726/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: Palmyra-Macedon Central School District
• NCES district ID: 3622380
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 51% ▲ 10.00%
• Median HH income: $52,190
• Composite: 39.65/100
• National rank: #3915
• State rank: #443 of 590 in NY

Livability — Palmyra

• Score: 71/100
• State rank: #381
• US rank: #6555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,230
• Population (ZIP): 9,230

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Romanian 3% Slovak 2%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Chinese 1% Spanish 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: ▼ -80.23%
• Current HPI: 217.7254
• 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

+38.2% since first listed

4 events — show timeline

• 2026-06-16 Listed $149,900 UNYREIS
• 2005-02-08 Sold (Public Records) $129,900 Public Records
• 2002-11-12 Sold (Public Records) $75,200 Public Records
• 2002-02-05 Sold (Public Records) $108,464 Public Records

Property tax history

+4.1%/yr

Latest (2025): $6,217 · +1.1% YoY. Source: county tax records.