6727 State Route 14 · Sodus Point, NY 14555

$125,000

2 bd · 1.0 ba · 975 sqft · SingleFamily public records · 39 Days on market

Built 1951 4.06 ac lot $128/sqft · 42% below area Est $215k · 42% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Appreciation +10.0/10.0
• Schools +3.8/10.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ranch style home on 4 acres. 2-bedroom, 1 bath. 1 Car attached garage. Wood floors, Stone fireplace (hasn't been used in years). Mini split in living room. No internet at the road, well and septic, natural gas to the house. public water at the road. Newer 100-amp panel box and circuit breakers. Just south of Sodus Bay Golf Club. Just outside of the village, no village tax. Close to all Sodus Point has to offer, Beaches, Marinas, Shops, Farm Markets, Restaurant's, Parks, Beautiful Sodus Bay and Lake Ontario. * * Delayed showings start 4/22/2026 @ 2 pm. Delayed negotiations, offers due 4/29/2026 @ 1 pm. * * Must make appointment, Owner Occupied. * *

Key facts

• Wood floors
• 4 acres
• Ranch style home

Tags

• RANCH STYLE HOME
• 4 ACRES
• WOOD FLOORS
• STONE FIREPLACE
• MINI SPLIT IN LIVING ROOM
• NEWER 100-AMP PANEL BOX

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-50 ($-594/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (16.2% below list).
• Recommended offer: $105k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#845 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A; Watch: schools D+, crime D, amenities F.
• 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: 25 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,690 (16.2% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (median comp): $214,593
• List price: $125,000
• Delta: -41.75%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.86×
• Total profit: $64,948
• Equity at exit: $112,610

10-year hold

• IRR: 20.6%
• Equity multiple: 6.54×
• Total profit: $193,788
• Equity at exit: $242,848

Cash invested: $35,000 (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 14555

• Home prices YoY: 6.5%
• Active inventory: 25
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-50

Break-even live

Break-even rent $1,110

Max offer price $116,251

Occupancy floor 100%

Sensitivity live

Price	-10% $21	-5% $-14	+0% $-50	+5% $-85	+10% $-120
Rent	-10% $-132	-5% $-91	+0% $-50	+5% $-8	+10% $33
Rate	-1.0pp $13	-0.5pp $-18	base $-50	+0.5pp $-82	+1.0pp $-115

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-31
   status $125,000 Pending 39 DOM
2. 2026-05-31
   days on market $125,000 Active 39 DOM
3. 2026-04-21
   listed $125,000 Active 659-char remark

   Show marketing remark (659 chars)

   Ranch style home on 4 acres. 2-bedroom, 1 bath. 1 Car attached garage. Wood floors, Stone fireplace (hasn't been used in years). Mini split in living room. No internet at the road, well and septic, natural gas to the house. public water at the road. Newer 100-amp panel box and circuit breakers. Just south of Sodus Bay Golf Club. Just outside of the village, no village tax. Close to all Sodus Point has to offer, Beaches, Marinas, Shops, Farm Markets, Restaurant's, Parks, Beautiful Sodus Bay and Lake Ontario. * * Delayed showings start 4/22/2026 @ 2 pm. Delayed negotiations, offers due 4/29/2026 @ 1 pm. * * Must make appointment, Owner Occupied. * *

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,070 · $173/mo
• Expected delta: +$42/yr (+$4/mo · 2.1%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 15 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,563
• − Mortgage interest: −$7,002
• − Property taxes: −$2,028
• − Insurance: −$625
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,636
• Taxable loss: −$2,738
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $63/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 Point

• Score: 62/100
• State rank: #845
• US rank: #16365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,206

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 6% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Portuguese 7% Iranian 7% Italian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 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: ▲ 19.28%
• Current HPI: 314.9746
• 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

1 event — show timeline

• 2026-04-21 Listed $125,000 UNYREIS

Property tax history

+14.1%/yr

Latest (2025): $2,028 · +2.5% YoY. Source: county tax records.