16 Maple St · Avon, NY 14414

$99,900

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 13 Days on market

Built 1900 9,800 sqft lot $99/sqft · 57% below area

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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 +27.3/30.0
• 1% rule +9.7/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Avon Village Circa 1900 Colonial – Incredible Opportunity! * * Bring your vision to this classic 3-bedroom, 1-bath Colonial in the heart of Avon Village. Featuring original hardwood floors, natural wood trim, and interior doors, this home is full of timeless character. Recent updates include a newer roof and hot water tank, offering a strong starting point for your renovations. The traditional layout includes a galley kitchen, formal dining room, and a spacious living room—ready to be transformed to your taste. Enjoy morning coffee on the enclosed front porch overlooking a lovely neighborhood setting. The deep backyard provides plenty of space for outdoor living, garde

Key facts

• Extra storage space
• 1.5-car garage
• Natural wood trim

Tags

• ORIGINAL HARDWOOD FLOORS
• NATURAL WOOD TRIM
• ENCLOSED FRONT PORCH
• DEEP BACKYARD
• 1.5-CAR GARAGE
• EXTRA STORAGE SPACE

Property features AI

Exterior

• Parking: Detached garage with garage door opener and storage; Approximately 1.5 garage spaces
• Utilities: Public water (connected); Sewer connected; Electric with fuses
• Home design: 2-story house; Existing construction
• Construction: Aluminum siding; Vinyl siding; Asphalt roof; Block foundation; Resale property
• Exterior features: Enclosed porch; Porch; Blacktop driveway; Partial fencing; Fence

Interior

• Kitchen: Gas oven; Gas range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: At least 2 bedrooms (one listed as Bedroom 2)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiator heating
• Interior features: Separate/formal dining room; Separate/formal living room; Natural woodwork; Storm windows with wood frames
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 72/100 on livability (#373 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, employment A-; Watch: amenities F, commute F.
• Avon Central School District (town): math 53% / reading 50% proficiency, ranked #349 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 86 units permitted in Livingston County in 2024 (0 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.
• Livingston County population projected at -13% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.47% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 5.7

CMA / ARV

• ARV (median comp): $232,450
• List price: $99,900
• Delta: -57.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 South Ave	0.25mi	3/1.0	1,012 (0%)	17mo	$150,000	$148	74
126 High St	0.44mi	2/1.0 (-1)	1,092 (+8%)	3mo	$235,000	$215	59
227 Temple St	0.71mi	2/1.0 (-1)	888 (-12%)	22mo	$197,500	$222	24

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,377
• Equity at exit: $14,895

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $26,339
• 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 14414

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$302 /mo · $3,619/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $289

Break-even live

Break-even rent $1,098

Max offer price $99,900

Occupancy floor 75%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Sackett Rd Unit RD10 Avon, NY	2.0	1.0	700	$1,200	$1.71	3d	1	0.78mi
148 Sackett Rd Unit RD05 Avon, NY	2.0	1.0	750	$1,200	$1.60	3d	1	0.80mi

Listing history 2 events

1. 2026-05-11
   status Pending 1000-char remark
2. 2026-04-28
   listed $99,900 Active 1000-char remark

ⓘ 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: $3,619 · $302/mo
• Projected year-2 tax: $3,619 · $302/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,568
• − Mortgage interest: −$5,596
• − Property taxes: −$3,619
• − Insurance: −$500
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,906
• Taxable income: $2,136
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $2,961/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: Avon Central School District
• NCES district ID: 3603660
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 50% ▲ 12.00%
• Median HH income: $55,407
• Composite: 44.56/100
• National rank: #2786
• State rank: #349 of 590 in NY

Livability — Avon

• Score: 72/100
• State rank: #373
• US rank: #6426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon, NY
• County: Livingston County · 6,576 people
• City population: 6,576
• Metro: Rochester, NY
• Population (ZIP): 6,576
• Household income: $72,006
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 100.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 6% Italian 4% Lithuanian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.57%
• Current HPI: 247.7027
• Rent YoY: —
• Metro: Rochester, NY
• 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

2 events — show timeline

• 2026-05-11 Pending — UNYREIS
• 2026-04-28 Listed $99,900 UNYREIS

Property tax history

+16.8%/yr

Latest (2025): $3,619 · +3.1% YoY. Source: county tax records.