314 Broad St · Waverly, NY 14892

$70,000

4 bd · 4.0 ba · 2,200 sqft · Other · 23 Days on market

Built 1900 Poor condition

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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 +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 +1.0/5.0

Listing remarks

Prime redevelopment opportunity in the heart of downtown Waverly. Located on Broad Street, this property offers approximately 2,200 sq ft across two floors and is ready for a full renovation. Ideal for investors, contractors, or developers looking to add value in a growing downtown corridor. The building is currently a blank slate and offers multiple possibilities including multi-unit residential apartments, mixed-use commercial with apartments above, or a full residential conversion, subject to local approvals. With the right vision, this property has strong upside potential. Positioned within walking distance to shops, restaurants, and local amenities, the location makes it attractive for

Key facts

• Built 1900
• Listed 23 days

Tags

• WALKING DISTANCE TO SHOPS

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 $2k of equity ($484 loan paydown + $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.98% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.55%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.8%
• Equity multiple: 3.38×
• Total profit: $46,699
• Equity at exit: $30,605

10-year hold

• IRR: 42.9%
• Equity multiple: 6.74×
• Total profit: $112,564
• Equity at exit: $46,501

Cash invested: $19,600 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $613

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 51%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 23 DOM
2. 2026-06-17
   days on market $70,000 Active 22 DOM
3. 2026-06-16
   days on market $70,000 Active 21 DOM
4. 2026-06-15
   days on market $70,000 Active 20 DOM
5. 2026-06-13
   days on market $70,000 Active 18 DOM
6. 2026-06-12
   days on market $70,000 Active 17 DOM
7. 2026-06-09
   days on market $70,000 Active 14 DOM
8. 2026-06-08
   days on market $70,000 Active 13 DOM
9. 2026-06-07
   days on market $70,000 Active 12 DOM
10. 2026-06-07
    days on market $70,000 Active 11 DOM
11. 2026-06-04
    days on market $70,000 Active 8 DOM
12. 2026-06-02
    days on market $70,000 Active 7 DOM
13. 2026-06-01
    days on market $70,000 Active 6 DOM
14. 2026-05-31
    days on market $70,000 Active 5 DOM
15. 2026-05-26
    listed $70,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,665
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$2,036
• Taxable income: $6,641
• Est. tax owed @ 24.0%: −$1,594
• After-tax cash flow: $5,766/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement, siding repair, HVAC upgrade, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — Signs of wear and potential leaks.
• Major exterior siding — Peeling and in need of repainting or replacement.
• Major HVAC/mechanicals — No visible systems, but the exterior suggests older materials and potential issues.
• Major landscaping — Overgrown and in need of trimming and maintenance.

Value-add opportunities

• Both roof replacement — Fixing the roof will address a major issue and improve the overall appearance.
• Both exterior siding replacement — Replacing the siding will improve the curb appeal and increase the property's value.
• Both HVAC upgrade — Upgrading the HVAC system will improve comfort and energy efficiency.
• Both landscaping — Trimming and maintaining the landscaping will improve the property's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks.	Major	$15,000–50,000
exterior siding · Peeling and in need of repainting or replacement.	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, but the exterior suggests older materials and potential issues.	Major	$15,000–50,000
landscaping · Overgrown and in need of trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both roof replacement — Fixing the roof will address a major issue and improve the overall appearance. ↑
• Both exterior siding replacement — Replacing the siding will improve the curb appeal and increase the property's value. ↑
• Both HVAC upgrade — Upgrading the HVAC system will improve comfort and energy efficiency. ↑
• Both landscaping — Trimming and maintaining the landscaping will improve the property's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-26 Listed $70,000 FSBO.com