184 Main St N · Perry, NY 14530

$89,900

3 bd · 1.5 ba · 1,206 sqft · SingleFamily public records · 11 Days on market

Built 1890 4,704 sqft lot $75/sqft · 17% below area Est $109k · 17% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.4/10.0
• DSCR +8.1/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GRANT ELIGIBLE! ~ Opportunity Knocks! ~ Why Rent When YOU Can Own? ~ Manageable Home Perfect for a First Time Buyer or Rental Investment ~ Within a short walking distance to the Village Business District and local employers ~ Estate Sold "As Is". OPEN HOUSE CANCELLED.

Key facts

• 4,704 sq ft lot
• 2 garage spots
• Built 1890

Property features AI

Exterior

• Parking: Attached garage with electricity; 2 garage spaces
• Utilities: Cable available; Electricity connected; High-speed internet available; Sewer connected; Spring water source
• Home design: 2-story residence; Existing construction
• Construction: Aluminum and vinyl siding; Asphalt roof; Stone foundation; Resale condition
• Exterior features: Blacktop driveway; Enclosed porch and open porch; See remarks

Interior

• Kitchen: Eat-in kitchen; Appliances negotiable
• Bedrooms: Total of 6 rooms including office, storage room and bonus room
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Leaded glass and thermal windows; Separate formal dining room; Eat-in kitchen; Home office; Combined living/dining room; Storage; Natural woodwork
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 8.9% vs local median 4.2% in Perry — 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 72/100 on livability (#348 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Perry Central School District (rural): math 53% / reading 63% proficiency, ranked #272 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $57k; list at $90k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1890 — 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. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 6.2

CMA / ARV

• ARV (median comp): $108,741
• List price: $89,900
• Delta: -17.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Watkins Ave	0.43mi	3/2.0	1,144 (-5%)	6mo	$164,500	$144	64
66 Water St	0.40mi	3/1.0	1,133 (-6%)	14mo	$100,000	$88	58
88 Gardeau Rd	0.69mi	3/1.0	1,148 (-5%)	7mo	$151,000	$132	52
98 Gardeau St	0.72mi	3/1.5	1,108 (-8%)	8mo	$47,500	$43	46
5 Watkins Ave	0.59mi	3/1.5	1,344 (+11%)	22mo	$60,000	$45	35
88 Borden Ave	0.66mi	3/1.5	1,380 (+14%)	24mo	$110,000	$80	25

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,029
• Equity at exit: $13,404

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $14,663
• Equity at exit: $7,773

Cash invested: $25,172 (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 14530

• Home prices YoY: -4.0%
• Active inventory: 23
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$249 /mo · $2,992/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $195

Break-even live

Break-even rent $960

Max offer price $89,900

Occupancy floor 79%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 278-char remark
2. 2026-05-08
   historical Active Under Contract 278-char remark
3. 2026-05-06
   listed $89,900 Active 278-char remark
4. 2005-09-07
   soldstatus $56,900
5. 2001-11-30
   soldstatus $14,000

ⓘ 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: $2,992 · $249/mo
• Projected year-2 tax: $2,992 · $249/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 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,484
• − Mortgage interest: −$5,036
• − Property taxes: −$2,992
• − Insurance: −$450
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,615
• Taxable income: $1,074
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,085/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: Perry Central School District
• NCES district ID: 3622770
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 63% ▲ 12.00%
• Median HH income: $48,386
• Composite: 49.23/100
• National rank: #2036
• State rank: #272 of 590 in NY

Livability — Perry

• Score: 72/100
• State rank: #348
• US rank: #5898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry, NY
• Population (ZIP): 6,396

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Black 5% Two or more races 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 3% Danish 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

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: ▼ -10.45%
• Current HPI: 250.8251
• 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

+542.1% since first listed

5 events — show timeline

• 2026-05-18 Pending — UNYREIS
• 2026-05-08 Contingent — UNYREIS
• 2026-05-06 Listed $89,900 UNYREIS
• 2005-09-07 Sold (Public Records) $56,900 Public Records
• 2001-11-30 Sold (Public Records) $14,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,992 · +1.1% YoY. Source: county tax records.