6286 Stillmeadow Way · Williamson, NY 14589

$99,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 5 Days on market

Built 2003 Est $191k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Whispering Woods, 3 bedroom, 2 full baths. Just walking in give you a feeling of a delightful home! The kitchen has wood ornate cabinets, the stone like hearth surrounding the stove and cooking area, cathedral ceiling, opens to a large living room. Master suite has 2 closets with a huge master bath, double sinks, a garden tub and a full walk in shower. laundry combination mud room entry from a large carport. shed has power to it for a small shop and storage. Lot backs up to a wooded area, private setting in the back yard. Home sale subject to the seller finding suitable housing. Lot rent include cable and trash pickup.

Key facts

• Tall windows
• Skylights
• First-floor laundry

Tags

• OPEN CONCEPT LIVING AREA
• TALL WINDOWS
• ABUNDANT COUNTER SPACE
• DECORATIVE STONE HEARTH
• FIRST-FLOOR LAUNDRY
• SKYLIGHTS

Property features AI

Finance

• Financial info: Land lease amount $795
• HOA & community: Has land lease

Exterior

• Parking: Carport; Driveway
• Security: Owned security system
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: Double wide mobile home; Single-story (1 story); Resale property
• Construction: Aluminum siding; Asphalt shingle roof; PEX plumbing; Existing construction
• Exterior features: Blacktop driveway; Open deck; Porch; Shed(s) / storage; Wooded lot; Irregular lot

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Range hood; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level; Primary suite on main level with primary bath
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Ceiling fans; Eat-in kitchen; Separate formal living room; Kitchen/family room combo; Living/dining room; Pantry; Skylights; Natural woodwork; Window treatments; Security system owned; See remarks
• Laundry & utility: Washer; Dryer; Main level laundry with accessible utilities

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 79/100 on livability (#141 in NY, #2,196 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Williamson Central School District (rural): math 51% / reading 50% proficiency, ranked #363 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $47k; list at $100k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $99,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.13%
• DSCR: 2.07
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $191,296
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3961 Ridge Rd	0.39mi	3/2.0	1,520 (-3%)	7mo	$235,000	$155	71
6239 State Route 21	0.52mi	3/2.0	1,476 (-6%)	1mo	$205,000	$139	65
3856 Ridge Rd	0.39mi	4/1.5 (+1)	1,658 (+6%)	6mo	$275,000	$166	60
4024 Ridge Rd	0.49mi	3/1.5	1,513 (-4%)	12mo	$185,000	$122	60
6256 Route 21	0.54mi	3/2.0	1,611 (+3%)	18mo	$100,000	$62	55
3944 Ridge Rd	0.41mi	4/2.0 (+1)	1,656 (+6%)	14mo	$165,000	$100	55
4063 Stanford St	0.44mi	3/1.5	1,456 (-7%)	18mo	$221,000	$152	51
6297 State Route 21	0.49mi	3/1.0	1,456 (-7%)	17mo	$150,000	$103	48
3601 Sunset Ln	0.68mi	3/2.5	1,696 (+8%)	10mo	$225,000	$133	44
6069 State Route 21	0.72mi	4/1.0 (+1)	1,580 (+1%)	14mo	$149,900	$95	44
4060 Ridge Road Rd	0.55mi	3/1.0	1,376 (-12%)	8mo	$45,000	$33	43

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $19,659
• Equity at exit: $14,895

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $63,344
• Equity at exit: $8,638

Cash invested: $27,972 (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 14589

• Home prices YoY: -19.4%
• Active inventory: 34
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $562

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 60%

Sensitivity live

Price	-10% $631	-5% $597	+0% $562	+5% $528	+10% $493
Rent	-10% $437	-5% $500	+0% $562	+5% $625	+10% $688
Rate	-1.0pp $613	-0.5pp $588	base $562	+0.5pp $537	+1.0pp $510

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $99,900 Active 5 DOM
2. 2026-06-18
   days on market $99,900 Active 3 DOM
3. 2026-06-17
   days on market $99,900 Active 2 DOM
4. 2026-06-16
   remarks 684-char remark
5. 2026-06-16
   listed $99,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,031
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$2,906
• Taxable income: $5,486
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $5,433/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: Williamson Central School District
• NCES district ID: 3631440
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $56,080
• Composite: 43.79/100
• National rank: #2937
• State rank: #363 of 590 in NY

Livability — Williamson

• Score: 79/100
• State rank: #141
• US rank: #2196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamson, NY
• Population (ZIP): 7,904

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Iranian 13% Romanian 4% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% Other Indo-European 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: ▼ -56.43%
• Current HPI: 234.0889
• 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

+150.4% since first listed

7 events — show timeline

• 2026-06-15 Listed $99,900 UNYREIS
• 2020-06-08 Sold (MLS) $47,000 UNYREIS
• 2020-04-14 Pending — UNYREIS
• 2020-02-15 Price Changed $57,500 UNYREIS
• 2020-01-30 Listed $60,000 UNYREIS
• 2015-03-06 Sold (MLS) $35,900 UNYREIS
• 2014-07-01 Listed $39,900 UNYREIS