113 W York St · Ithaca, NY 14850

$335,000

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 56 Days on market

Built 1940 5,000 sqft lot $248/sqft · 17% below area Est $405k · 17% under

---

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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.9/10.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely quaint Cape Cod on the north end of Fall Creek. Short walk to IHS, restaurants/dining, Ithaca Falls, Science Center and Stewart Park. Convenient to bus routes, walk to commons and shopping. Private deck with functioning hot tub. Dry basement, block foundation, cement floor-unusual bonus in Fall Creek neighborhood.

Key facts

• Local restaurants
• Off-street parking
• Ithaca falls

Tags

• OFF-STREET PARKING
• QUIET DEAD-END STREET
• LOCAL RESTAURANTS
• ITHACA FALLS
• STEWART PARK

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story; Existing structure; Resale property
• Construction: Poured foundation; Vinyl siding; Insulated attic/crawl hatchway(s)
• Exterior features: Blacktop driveway; Deck; Shed(s); Exterior storage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating; Window air conditioning unit(s)
• Interior features: Ceiling fan(s); Bedroom on main level; Other interior features (see remarks)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $325k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.3% in Ithaca — 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 77/100 on livability (#210 in NY, #3,240 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: housing C-, employment D+, cost of living D.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.2%/yr); 327 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).
• At $3,663/mo this rent would consume 62% of the median local household income ($71k/yr) (locally 5169% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $335k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

• ARV (median comp): $404,773
• List price: $335,000
• Delta: -17.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 N Tioga St	0.33mi	3/1.5	1,467 (+8%)	2mo	$465,000	$317	69
205 E Falls St	0.21mi	4/1.5 (+1)	1,501 (+11%)	10mo	$407,000	$271	58
115 Sears St St	0.69mi	2/1.5 (-1)	1,379 (+2%)	2mo	$160,000	$116	58
117 Sears St St	0.69mi	2/1.5 (-1)	1,379 (+2%)	2mo	$160,000	$116	58
836-838 N Aurora St	0.33mi	3/1.0	1,184 (-12%)	11mo	$402,500	$340	52
121 Thurston Ave	0.62mi	3/2.0	1,248 (-8%)	6mo	$370,000	$296	52
119 Sears St St	0.68mi	3/1.5	1,504 (+11%)	2mo	$188,000	$125	48
113 Sears St St	0.70mi	3/1.5	1,504 (+11%)	2mo	$188,000	$125	47
208 First St	0.51mi	3/2.0	1,488 (+10%)	13mo	$397,000	$267	46
311 Park Pl	0.68mi	3/2.0	1,248 (-8%)	9mo	$380,000	$304	46
616 Cascadilla St	0.69mi	3/1.0	1,461 (+8%)	11mo	$345,000	$236	43
107 Sears St St	0.71mi	3/2.0	1,525 (+13%)	4mo	$240,000	$157	40

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-15,737
• Equity at exit: $49,950

10-year hold

• IRR: 7.8%
• Equity multiple: 1.65×
• Total profit: $61,410
• Equity at exit: $28,965

Cash invested: $93,800 (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 14850

• Rents YoY: 5.2%
• Active inventory: 327
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,663 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$470 /mo · $5,637/yr
• Insurance: −$140
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $472

Break-even live

Break-even rent $3,065

Max offer price $335,000

Occupancy floor 82%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Taughannock Blvd Ithaca, NY	2.0	1.0–2.5	1167	$6,402	$5.48	43d	6	0.94mi
430 W State St Ithaca, NY	2.0	1.0–2.0	727	$3,410	$4.69	43d	34	0.94mi
127 College Ave Ithaca, NY	3.0	1.0	958	$2,885	$3.01	43d	1	1.27mi
320 Hillview Pl Ithaca, NY	2.0–3.0	1.0	800	$2,100	$2.62	43d	4	1.28mi

Listing history 21 events

1. 2026-06-19
   days on market $335,000 Active 56 DOM
2. 2026-06-18
   days on market $335,000 Active 55 DOM
3. 2026-06-17
   days on market $335,000 Active 54 DOM
4. 2026-06-16
   days on market $335,000 Active 53 DOM
5. 2026-06-15
   days on market $335,000 Active 52 DOM
6. 2026-06-14
   days on market $335,000 Active 50 DOM
7. 2026-06-13
   days on market $335,000 Active 49 DOM
8. 2026-06-10
   days on market $335,000 Active 47 DOM
9. 2026-06-09
   days on market $335,000 Active 46 DOM
10. 2026-06-08
    days on market $335,000 Active 45 DOM
11. 2026-06-07
    days on market $335,000 Active 44 DOM
12. 2026-06-05
    days on market $335,000 Active 41 DOM
13. 2026-06-02
    days on market $335,000 Active 39 DOM
14. 2026-06-01
    days on market $335,000 Active 38 DOM
15. 2026-05-31
    days on market $335,000 Active 37 DOM
16. 2026-05-30
    days on market $335,000 Active 36 DOM
17. 2026-05-09
    price $335,000 435-char remark
18. 2026-04-24
    listed $355,000 Active 435-char remark
19. 2014-06-30
    soldstatus $175,000 322-char remark

    Show marketing remark (322 chars)

    Lovely quaint Cape Cod on the north end of Fall Creek. Short walk to IHS, restaurants/dining, Ithaca Falls, Science Center and Stewart Park. Convenient to bus routes, walk to commons and shopping. Private deck with functioning hot tub. Dry basement, block foundation, cement floor-unusual bonus in Fall Creek neighborhood.

20. 2014-06-30
    soldstatus $175,000

    Show marketing remark (322 chars)

    Lovely quaint Cape Cod on the north end of Fall Creek. Short walk to IHS, restaurants/dining, Ithaca Falls, Science Center and Stewart Park. Convenient to bus routes, walk to commons and shopping. Private deck with functioning hot tub. Dry basement, block foundation, cement floor-unusual bonus in Fall Creek neighborhood.

21. 2014-04-23
    listed $177,500 322-char remark

    Show marketing remark (322 chars)

    Lovely quaint Cape Cod on the north end of Fall Creek. Short walk to IHS, restaurants/dining, Ithaca Falls, Science Center and Stewart Park. Convenient to bus routes, walk to commons and shopping. Private deck with functioning hot tub. Dry basement, block foundation, cement floor-unusual bonus in Fall Creek neighborhood.

ⓘ 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: $5,637 · $470/mo
• Projected year-2 tax: $5,649 · $471/mo
• Expected delta: +$12/yr (+$1/mo · 0.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $43,954
• − Mortgage interest: −$18,765
• − Property taxes: −$5,637
• − Insurance: −$2,342
• − Repairs & maintenance: −$3,516
• − Management: −$3,516
• − Depreciation: −$9,745
• Taxable income: $433
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $5,560/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: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

Livability — Ithaca

• Score: 77/100
• State rank: #210
• US rank: #3240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ithaca, NY
• County: Tompkins County · 68,610 people
• City population: 68,610
• Metro: Ithaca, NY
• Population (ZIP): 68,610
• Household income: $71,445
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 5169.0

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 13% Hispanic / Latino 8% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.59%
• Current HPI: 389.7215
• Rent YoY: ▲ 5.22%
• Metro: Ithaca, 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

+88.7% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $335,000 UNYREIS
• 2026-04-24 Listed $355,000 UNYREIS
• 2014-06-30 Sold (Public Records) $175,000 Public Records
• 2014-06-30 Sold (MLS) $175,000 IBRMLS
• 2014-04-23 Listed $177,500 IBRMLS

Property tax history

-0.3%/yr

Latest (2025): $5,637 · +3.2% YoY. Source: county tax records.