00 Route 78 & 98 · Strykersville, NY 14082

$99,900

2 bd · 1.0 ba · 912 sqft · SingleFamily · 3 Days on market

Built 1971 1.09 ac lot

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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 +14.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Private Java Center cabin retreat tucked into the woods with pond views and deeded water rights. This 2 bedroom, 1 bath seasonal cabin sits on 1.09 acres and comes camp-ready, fully furnished, including all appliances and a washer/dryer combo. Inside features a comfortable open kitchen/living layout, dining area with wooded views, first-floor bedrooms, updated bathroom, updated rugs/floor coverings, and new AC. Enjoy multiple deck spaces, mature trees, natural privacy, firepit area, extra parking, and peaceful pond access/views. Additional features include a shed with bonus finished space, heating/cooling, and storage, plus a second shed dedicated to storage. Practical improvements include

Key facts

• Deeded water rights
• Natural privacy
• Pond views

Tags

• POND VIEWS
• DEEDED WATER RIGHTS
• OPEN KITCHEN LIVING LAYOUT
• UPDATED BATHROOM
• MULTIPLE DECK SPACES
• NATURAL PRIVACY

Property features AI

Finance

• Other: Lot is wooded, rolling and secluded with pond and deeded pond access; Lot irregular and suitable for recreational use; Road frontage on county and private road; Zoned for single-unit residential

Exterior

• Parking: No garage; Shared driveway
• Utilities: Electricity connected with circuit breakers; Well water; Septic tank
• Home design: One-story residence; Existing construction; Has view
• Construction: Wood siding; Shingle roof; Block and pillar/post/pier foundation; PEX plumbing; Built (existing)
• Exterior features: Private yard; Open porch; Gravel driveway; Outbuilding / shed(s); Propane tank (owned); See remarks

Interior

• Kitchen: Electric oven and electric range; Microwave; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump (ductless); Electric heating; Propane heating available; Space heater
• Interior features: Drapes and window treatments; Sliding doors / sliding glass door(s); Separate formal dining room; Kitchen/family room combo; Guest accommodations; Storage; Programmable thermostat; Furnished
• Laundry & utility: Washer and dryer on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $21 ($257/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (9.8% below list).
• Recommended offer: $90k (9.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#758 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, employment B+; Watch: schools C-, crime F, amenities F.
• Yorkshire-Pioneer Central School District (town): math 50% / reading 54% proficiency, ranked #358 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.1% local appreciation)).
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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.

Recommended offer $90,097 (9.8% below list)

Questions for the listing agent

1. Built in 1971 — 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. Crime grade is F 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.49×
• Total profit: $13,714
• Equity at exit: $45,244

10-year hold

• IRR: 11.1%
• Equity multiple: 2.66×
• Total profit: $46,571
• Equity at exit: $69,979

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 14082

• Home prices YoY: 1.1%
• Active inventory: 3
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $901 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $21

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 93%

Sensitivity live

Price	-10% $90	-5% $56	+0% $21	+5% $-13	+10% $-48
Rent	-10% $-50	-5% $-14	+0% $21	+5% $57	+10% $93
Rate	-1.0pp $72	-0.5pp $47	base $21	+0.5pp $-5	+1.0pp $-31

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 4 events

1. 2026-06-21
   days on market $99,900 Active 3 DOM
2. 2026-06-21
   days on market $99,900 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,812
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$865
• − Management: −$865
• − Depreciation: −$2,906
• Taxable loss: −$1,418
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $597/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: Yorkshire-Pioneer Central School District
• NCES district ID: 3608970
• Math proficiency: 50% ▼ -17.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $45,735
• Composite: 44.02/100
• National rank: #2885
• State rank: #358 of 590 in NY

Livability — Strykersville

• Score: 64/100
• State rank: #758
• US rank: #14534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 566

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Italian 19% Romanian 10% Scottish 4%
• Foreign-born: 1%
• Languages at home: 93% English-only · Russian/Polish/Slavic 7%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.06%
• Current HPI: 270.817
• 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

+42.9% since first listed

8 events — show timeline

• 2026-06-18 Listed $99,900 WNYREIS
• 2024-09-19 Listing Removed — WNYREIS
• 2024-09-19 Listed $99,900 WNYREIS
• 2024-09-14 Pending — WNYREIS
• 2024-09-06 Listing Removed — WNYREIS
• 2024-08-26 Listed $99,900 WNYREIS
• 2019-09-16 Listing Removed — WNYREIS
• 2019-08-10 Listed $69,900 WNYREIS