126 Chemung St · Waverly, NY 14892

$39,900

2 bd · 1.5 ba · 1,564 sqft · SingleFamily public records · 33 Days on market

Built 1900 0.28 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits at 126 Chemung Street in Waverly! This 2-bedroom, 2-bath home offers a flexible layout with a full bathroom on the first floor, providing added convenience. Set on a very deep, nearly park-like lot, the property features a spacious yard with mature trees and plenty of room to enjoy outdoor space, garden, or future improvements. The home does need work, making it a great option for buyers looking to renovate, build equity, or customize to their taste. With solid potential, a desirable lot, and a central location, this property is ideal for investors, flippers, or owner-occupants ready to take on a project. Bring your vision and unlock the possibilities this property has to offer.

Key facts

• Spacious yard
• Deep lot
• Central location

Tags

• FULL BATHROOM ON FIRST FLOOR
• DEEP LOT
• SPACIOUS YARD
• MATURE TREES
• OUTDOOR SPACE
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 4.6% in Waverly — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#569 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Waverly Central School District (town): math 41% / reading 46% proficiency, ranked #480 of 590 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (2.8% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 2.89% ✓
• Cap rate: 22.96%
• Cash-on-cash: 59.52%
• DSCR: 3.65
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $172,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Chemung St	0.00mi	2/2.0	1,564 (0%)	1mo	$33,500	$21	97
110 1/2 Providence St	0.53mi	3/1.5 (+1)	1,634 (+4%)	2mo	$120,000	$73	61
487 Fulton St	0.25mi	3/1.0 (+1)	1,484 (-5%)	14mo	$135,000	$91	61
35 Broad Ave	0.42mi	3/1.0 (+1)	1,680 (+7%)	6mo	$242,000	$144	56
33 Cadwell Ave	0.25mi	3/1.0 (+1)	1,376 (-12%)	9mo	$175,000	$127	54
32 Pleasant St	0.41mi	3/2.5 (+1)	1,496 (-4%)	14mo	$250,000	$167	53
429 Spaulding St	0.63mi	3/1.5 (+1)	1,464 (-6%)	5mo	$164,300	$112	50
12 Lincoln Ave	0.41mi	3/2.0 (+1)	1,396 (-11%)	7mo	$39,000	$28	50
359 Loder St	0.44mi	3/2.0 (+1)	1,750 (+12%)	13mo	$290,000	$166	42
31 Pitney St	0.68mi	3/1.5 (+1)	1,740 (+11%)	6mo	$150,000	$86	40
30 & 32 Spring St	0.72mi	3/1.5 (+1)	1,410 (-10%)	12mo	$134,600	$95	35
214 William St	0.69mi	3/2.5 (+1)	1,780 (+14%)	16mo	$195,000	$110	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.2%
• Equity multiple: 4.55×
• Total profit: $39,702
• Equity at exit: $17,445

10-year hold

• IRR: 64.0%
• Equity multiple: 9.28×
• Total profit: $92,556
• Equity at exit: $26,505

Cash invested: $11,172 (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 14892

• Home prices YoY: 1.2%
• Active inventory: 53
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $554

Break-even live

Break-even rent $453

Max offer price $39,900

Occupancy floor 47%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-27
   status Pending 706-char remark

   Show marketing remark (706 chars)

   Opportunity awaits at 126 Chemung Street in Waverly! This 2-bedroom, 2-bath home offers a flexible layout with a full bathroom on the first floor, providing added convenience. Set on a very deep, nearly park-like lot, the property features a spacious yard with mature trees and plenty of room to enjoy outdoor space, garden, or future improvements. The home does need work, making it a great option for buyers looking to renovate, build equity, or customize to their taste. With solid potential, a desirable lot, and a central location, this property is ideal for investors, flippers, or owner-occupants ready to take on a project. Bring your vision and unlock the possibilities this property has to offer.

2. 2026-04-27
   status Pending

   Show marketing remark (706 chars)

   Opportunity awaits at 126 Chemung Street in Waverly! This 2-bedroom, 2-bath home offers a flexible layout with a full bathroom on the first floor, providing added convenience. Set on a very deep, nearly park-like lot, the property features a spacious yard with mature trees and plenty of room to enjoy outdoor space, garden, or future improvements. The home does need work, making it a great option for buyers looking to renovate, build equity, or customize to their taste. With solid potential, a desirable lot, and a central location, this property is ideal for investors, flippers, or owner-occupants ready to take on a project. Bring your vision and unlock the possibilities this property has to offer.

3. 2026-04-13
   status Active 706-char remark

   Show marketing remark (706 chars)

   Opportunity awaits at 126 Chemung Street in Waverly! This 2-bedroom, 2-bath home offers a flexible layout with a full bathroom on the first floor, providing added convenience. Set on a very deep, nearly park-like lot, the property features a spacious yard with mature trees and plenty of room to enjoy outdoor space, garden, or future improvements. The home does need work, making it a great option for buyers looking to renovate, build equity, or customize to their taste. With solid potential, a desirable lot, and a central location, this property is ideal for investors, flippers, or owner-occupants ready to take on a project. Bring your vision and unlock the possibilities this property has to offer.

4. 2026-03-26
   status Active 706-char remark

   Show marketing remark (706 chars)

   Opportunity awaits at 126 Chemung Street in Waverly! This 2-bedroom, 2-bath home offers a flexible layout with a full bathroom on the first floor, providing added convenience. Set on a very deep, nearly park-like lot, the property features a spacious yard with mature trees and plenty of room to enjoy outdoor space, garden, or future improvements. The home does need work, making it a great option for buyers looking to renovate, build equity, or customize to their taste. With solid potential, a desirable lot, and a central location, this property is ideal for investors, flippers, or owner-occupants ready to take on a project. Bring your vision and unlock the possibilities this property has to offer.

5. 2026-03-26
   price $39,900 706-char remark

   Show marketing remark (706 chars)

   Opportunity awaits at 126 Chemung Street in Waverly! This 2-bedroom, 2-bath home offers a flexible layout with a full bathroom on the first floor, providing added convenience. Set on a very deep, nearly park-like lot, the property features a spacious yard with mature trees and plenty of room to enjoy outdoor space, garden, or future improvements. The home does need work, making it a great option for buyers looking to renovate, build equity, or customize to their taste. With solid potential, a desirable lot, and a central location, this property is ideal for investors, flippers, or owner-occupants ready to take on a project. Bring your vision and unlock the possibilities this property has to offer.

6. 2026-03-24
   listed $39,900 Active
7. 2026-03-12
   historical
8. 2026-02-18
   price $54,900 706-char remark

   Show marketing remark (706 chars)

   Opportunity awaits at 126 Chemung Street in Waverly! This 2-bedroom, 2-bath home offers a flexible layout with a full bathroom on the first floor, providing added convenience. Set on a very deep, nearly park-like lot, the property features a spacious yard with mature trees and plenty of room to enjoy outdoor space, garden, or future improvements. The home does need work, making it a great option for buyers looking to renovate, build equity, or customize to their taste. With solid potential, a desirable lot, and a central location, this property is ideal for investors, flippers, or owner-occupants ready to take on a project. Bring your vision and unlock the possibilities this property has to offer.

9. 2026-02-18
   price $54,900

   Show marketing remark (706 chars)

   Opportunity awaits at 126 Chemung Street in Waverly! This 2-bedroom, 2-bath home offers a flexible layout with a full bathroom on the first floor, providing added convenience. Set on a very deep, nearly park-like lot, the property features a spacious yard with mature trees and plenty of room to enjoy outdoor space, garden, or future improvements. The home does need work, making it a great option for buyers looking to renovate, build equity, or customize to their taste. With solid potential, a desirable lot, and a central location, this property is ideal for investors, flippers, or owner-occupants ready to take on a project. Bring your vision and unlock the possibilities this property has to offer.

10. 2026-01-12
    listed $69,900 Active 706-char remark

    Show marketing remark (706 chars)

    Opportunity awaits at 126 Chemung Street in Waverly! This 2-bedroom, 2-bath home offers a flexible layout with a full bathroom on the first floor, providing added convenience. Set on a very deep, nearly park-like lot, the property features a spacious yard with mature trees and plenty of room to enjoy outdoor space, garden, or future improvements. The home does need work, making it a great option for buyers looking to renovate, build equity, or customize to their taste. With solid potential, a desirable lot, and a central location, this property is ideal for investors, flippers, or owner-occupants ready to take on a project. Bring your vision and unlock the possibilities this property has to offer.

11. 2026-01-12
    listed $69,900 Active

    Show marketing remark (706 chars)

    Opportunity awaits at 126 Chemung Street in Waverly! This 2-bedroom, 2-bath home offers a flexible layout with a full bathroom on the first floor, providing added convenience. Set on a very deep, nearly park-like lot, the property features a spacious yard with mature trees and plenty of room to enjoy outdoor space, garden, or future improvements. The home does need work, making it a great option for buyers looking to renovate, build equity, or customize to their taste. With solid potential, a desirable lot, and a central location, this property is ideal for investors, flippers, or owner-occupants ready to take on a project. Bring your vision and unlock the possibilities this property has to offer.

12. 1994-12-12
    soldstatus $35,000

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $1,585 · $132/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,854
• − Mortgage interest: −$2,235
• − Property taxes: −$1,585
• − Insurance: −$200
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$1,161
• Taxable income: $6,457
• Est. tax owed @ 24.0%: −$1,550
• After-tax cash flow: $5,100/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: Waverly Central School District
• NCES district ID: 3630270
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 46% ▲ 8.00%
• Median HH income: $44,935
• Composite: 36.9/100
• National rank: #4544
• State rank: #480 of 590 in NY

Livability — Waverly

• Score: 67/100
• State rank: #569
• US rank: #10246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waverly, NY
• Population (ZIP): 7,531

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 2% Two or more races 2% Black 1% Asian 1%
• Common ancestry: Iranian 3% Romanian 3% Italian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.78%
• Current HPI: 236.7714
• 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

+14.0% since first listed

12 events — show timeline

• 2026-04-27 Pending — NMPA
• 2026-04-27 Pending — UNYREIS
• 2026-04-13 Relisted — NMPA
• 2026-03-26 Relisted — NMPA
• 2026-03-26 Price Changed $39,900 NMPA
• 2026-03-24 Listed $39,900 UNYREIS
• 2026-03-12 Listing Removed — UNYREIS
• 2026-02-18 Price Changed $54,900 NMPA
• 2026-02-18 Price Changed $54,900 UNYREIS
• 2026-01-12 Listed $69,900 UNYREIS
• 2026-01-12 Listed $69,900 NMPA
• 1994-12-12 Sold (Public Records) $35,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,585 · -24.9% YoY. Source: county tax records.