6789 Maple Ave · Sodus, NY 14551

$149,900

3 bd · 1.5 ba · 1,452 sqft · SingleFamily public records · 1 Days on market

Built 1900 0.85 ac lot Est $155k · at est.

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +9.1/15.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 1.5-bath home situated on approximately 0.85 acres in the Town of Sodus. This charming two-story residence offers over 1,400 square feet of living space and features a spacious living/dining area, first-floor laundry, family room, and a bright breakfast nook. Hardwood floors add warmth and character throughout portions of the home. Home is being sold as is. Outside, you’ll find two valuable outbuildings providing excellent storage, workshop space, or hobby opportunities. The attached 2-car garage and generous yard offer plenty of room for outdoor enjoyment, gardening, or entertaining. Conveniently located close to schools, shopping, and Lake

Key facts

• 0.85 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water connected; Septic tank
• Home design: Two-story existing residence
• Construction: Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Rectangular lot; Agricultural portion

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 7 (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Breakfast area; Combined living/dining room; Full basement
• Laundry & utility: Main-level laundry; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $24 ($285/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (8.1% below list).
• Recommended offer: $138k (8.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#428 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, employment D-.
• Sodus Central School District (rural): math 45% / reading 45% proficiency, ranked #462 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $150k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $137,753 (8.1% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $155,364
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Maple Ave	0.24mi	2/1.0 (-1)	1,449 (-0%)	14mo	$40,000	$28	70
74 Maple Ave	0.28mi	3/1.5	1,554 (+7%)	16mo	$149,900	$96	62
5 Belden Ave	0.62mi	4/1.0 (+1)	1,440 (-1%)	3mo	$90,000	$63	60
63 Belden Ave	0.31mi	4/1.5 (+1)	1,320 (-9%)	8mo	$194,000	$147	59
31 Belden Ave	0.48mi	3/1.5	1,648 (+14%)	20mo	$190,000	$115	38
21 Sergeant St	0.74mi	4/2.5 (+1)	1,584 (+9%)	19mo	$170,000	$107	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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-22,737
• Equity at exit: $22,351

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-17,693
• Equity at exit: $12,961

Cash invested: $41,972 (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 14551

• Home prices YoY: -13.9%
• Active inventory: 29
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$216 /mo · $2,591/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $24

Break-even live

Break-even rent $1,347

Max offer price $149,900

Occupancy floor 93%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 693-char remark
2. 2026-06-07
   listed $149,900 Pending 1 DOM

ⓘ 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: $2,591 · $216/mo
• Projected year-2 tax: $2,591 · $216/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,530
• − Mortgage interest: −$8,397
• − Property taxes: −$2,591
• − Insurance: −$750
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$4,361
• Taxable loss: −$2,212
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $816/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: Sodus Central School District
• NCES district ID: 3627120
• Math proficiency: 45% ▲ 7.00%
• Reading proficiency: 45% ▲ 9.00%
• Median HH income: $46,269
• Composite: 38.29/100
• National rank: #4233
• State rank: #462 of 590 in NY

Livability — Sodus

• Score: 70/100
• State rank: #428
• US rank: #7433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,969

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Iranian 11% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 3% French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.35%
• Current HPI: 224.7978
• 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

+193.9% since first listed

3 events — show timeline

• 2026-06-07 Pending — UNYREIS
• 2026-06-04 Listed $149,900 UNYREIS
• 1996-12-23 Sold (Public Records) $51,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,591 · +3.5% YoY. Source: county tax records.