8 William St · Dansville, NY 14437

$159,900

4 bd · 2.5 ba · 1,990 sqft · SingleFamily public records · 6 Days on market

Built 1900 8,836 sqft lot $80/sqft · 11% below area Est $181k · 11% under

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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).

• ARV discount +12.7/15.0
• Cash flow +11.7/30.0
• 1% rule +4.3/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing amount of space in this versatile, two-story, colonial. Almost 2,000 square feet of living space which includes 4 bedrooms, 2 bonus rooms that can be used as a bedroom, office, craft room, or play room, 2 full baths and plenty of closet space. First-floor bath and laundry. Freshly painted kitchen with beautiful wood pantry and a breakfast bar, which is open to the dining room and living room. Tons of storage with a full attic, Amish barn and additional shed. Enjoy relaxing on the open front porch or the back deck overlooking a large fenced in lot!! Prime LOCATION within walking distance of Main Street.

Key facts

• 8,836 sq ft lot
• Built 1900
• Listed 6 days

Property features AI

Finance

• Other: Rectangular residential lot (approx. 66 x 133); City street frontage

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected
• Home design: 2 stories; Existing construction; Shingle roof; Wood siding
• Construction: Block foundation
• Exterior features: Blacktop driveway; Deck; Covered deck/porch; Enclosed porch; Porch; Partial fencing; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 1 main-level bedroom; Bonus room
• Flooring: Carpet; Ceramic tile; Tile; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Hot water heating; Radiant heating; Has heating
• Interior features: Breakfast bar; Ceiling fan(s); Separate/formal dining room; Walk-in pantry; Primary suite; Main-level primary; Bedroom on main level; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-46 ($-551/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (7.1% below list).
• Recommended offer: $149k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.1% in Dansville — 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 73/100 on livability (#312 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Dansville Central School District (town): math 44% / reading 46% proficiency, ranked #464 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dansville Primary School (367 students, 51% FRL); Dansville High School (math 60% / reading 52%, grade C, #904 of 1,100 statewide, top 82%, 623 students, 56% FRL).
• Market conditions: 57 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago 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.
• Current owner paid $87k; list at $160k implies a 84% 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 $148,511 (7.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.93% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.0

CMA / ARV

• ARV (median comp): $180,628
• List price: $159,900
• Delta: -11.48%
• 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
21 Franklin St	0.26mi	3/2.0 (-1)	1,964 (-1%)	2mo	$165,000	$84	77
10 Seward St	0.28mi	4/2.0	1,947 (-2%)	17mo	$86,000	$44	67
10 Clinton St	0.18mi	3/1.0 (-1)	1,884 (-5%)	6mo	$85,000	$45	67
26 N Clinton St	0.43mi	4/2.5	2,048 (+3%)	11mo	$285,000	$139	66
11 Fulton St	0.41mi	3/3.0 (-1)	1,992 (+0%)	10mo	$130,000	$65	66
3 Wilmot St	0.31mi	4/2.5	2,204 (+11%)	8mo	$315,000	$143	62
23 Van Campen St	0.12mi	3/2.0 (-1)	1,788 (-10%)	13mo	$165,000	$92	60
9 Seward St	0.25mi	4/1.5	1,712 (-14%)	2mo	$70,000	$41	59
6 Elizabeth St	0.54mi	4/1.0	1,897 (-5%)	8mo	$185,000	$98	54
13 Lincoln Ave	0.36mi	5/1.5 (+1)	1,784 (-10%)	8mo	$159,900	$90	50
16 Elizabeth St	0.47mi	3/2.0 (-1)	1,705 (-14%)	2mo	$65,000	$38	45
12 Elm St	0.40mi	3/1.0 (-1)	1,714 (-14%)	5mo	$73,000	$43	43

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-28,741
• Equity at exit: $23,842

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-28,414
• Equity at exit: $13,825

Cash invested: $44,772 (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 14437

• Home prices YoY: -12.4%
• Active inventory: 57
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$314 /mo · $3,768/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-46

Break-even live

Break-even rent $1,543

Max offer price $151,794

Occupancy floor 98%

Sensitivity live

Price	-10% $45	-5% $-1	+0% $-46	+5% $-91	+10% $-136
Rent	-10% $-163	-5% $-105	+0% $-46	+5% $13	+10% $71
Rate	-1.0pp $35	-0.5pp $-5	base $-46	+0.5pp $-87	+1.0pp $-129

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-04
   status Pending 1087-char remark
2. 2026-04-28
   listed $159,900 Active 1087-char remark
3. 2019-05-31
   soldstatus $86,900 Closed Sale or Rented 617-char remark

   Show marketing remark (617 chars)

   Amazing amount of space in this versatile, two-story, colonial. Almost 2,000 square feet of living space which includes 4 bedrooms, 2 bonus rooms that can be used as a bedroom, office, craft room, or play room, 2 full baths and plenty of closet space. First-floor bath and laundry. Freshly painted kitchen with beautiful wood pantry and a breakfast bar, which is open to the dining room and living room. Tons of storage with a full attic, Amish barn and additional shed. Enjoy relaxing on the open front porch or the back deck overlooking a large fenced in lot!! Prime LOCATION within walking distance of Main Street.

4. 2019-05-31
   soldstatus $86,900

   Show marketing remark (617 chars)

   Amazing amount of space in this versatile, two-story, colonial. Almost 2,000 square feet of living space which includes 4 bedrooms, 2 bonus rooms that can be used as a bedroom, office, craft room, or play room, 2 full baths and plenty of closet space. First-floor bath and laundry. Freshly painted kitchen with beautiful wood pantry and a breakfast bar, which is open to the dining room and living room. Tons of storage with a full attic, Amish barn and additional shed. Enjoy relaxing on the open front porch or the back deck overlooking a large fenced in lot!! Prime LOCATION within walking distance of Main Street.

5. 2019-04-25
   status Pending Sale 617-char remark

   Show marketing remark (617 chars)

   Amazing amount of space in this versatile, two-story, colonial. Almost 2,000 square feet of living space which includes 4 bedrooms, 2 bonus rooms that can be used as a bedroom, office, craft room, or play room, 2 full baths and plenty of closet space. First-floor bath and laundry. Freshly painted kitchen with beautiful wood pantry and a breakfast bar, which is open to the dining room and living room. Tons of storage with a full attic, Amish barn and additional shed. Enjoy relaxing on the open front porch or the back deck overlooking a large fenced in lot!! Prime LOCATION within walking distance of Main Street.

6. 2019-03-28
   historical Continue to Show- Under Contract 617-char remark

   Show marketing remark (617 chars)

   Amazing amount of space in this versatile, two-story, colonial. Almost 2,000 square feet of living space which includes 4 bedrooms, 2 bonus rooms that can be used as a bedroom, office, craft room, or play room, 2 full baths and plenty of closet space. First-floor bath and laundry. Freshly painted kitchen with beautiful wood pantry and a breakfast bar, which is open to the dining room and living room. Tons of storage with a full attic, Amish barn and additional shed. Enjoy relaxing on the open front porch or the back deck overlooking a large fenced in lot!! Prime LOCATION within walking distance of Main Street.

7. 2018-10-17
   price $84,900 617-char remark

   Show marketing remark (617 chars)

   Amazing amount of space in this versatile, two-story, colonial. Almost 2,000 square feet of living space which includes 4 bedrooms, 2 bonus rooms that can be used as a bedroom, office, craft room, or play room, 2 full baths and plenty of closet space. First-floor bath and laundry. Freshly painted kitchen with beautiful wood pantry and a breakfast bar, which is open to the dining room and living room. Tons of storage with a full attic, Amish barn and additional shed. Enjoy relaxing on the open front porch or the back deck overlooking a large fenced in lot!! Prime LOCATION within walking distance of Main Street.

8. 2018-08-27
   price $89,900 617-char remark

   Show marketing remark (617 chars)

   Amazing amount of space in this versatile, two-story, colonial. Almost 2,000 square feet of living space which includes 4 bedrooms, 2 bonus rooms that can be used as a bedroom, office, craft room, or play room, 2 full baths and plenty of closet space. First-floor bath and laundry. Freshly painted kitchen with beautiful wood pantry and a breakfast bar, which is open to the dining room and living room. Tons of storage with a full attic, Amish barn and additional shed. Enjoy relaxing on the open front porch or the back deck overlooking a large fenced in lot!! Prime LOCATION within walking distance of Main Street.

9. 2018-08-06
   listed $94,900 Active 617-char remark

   Show marketing remark (617 chars)

   Amazing amount of space in this versatile, two-story, colonial. Almost 2,000 square feet of living space which includes 4 bedrooms, 2 bonus rooms that can be used as a bedroom, office, craft room, or play room, 2 full baths and plenty of closet space. First-floor bath and laundry. Freshly painted kitchen with beautiful wood pantry and a breakfast bar, which is open to the dining room and living room. Tons of storage with a full attic, Amish barn and additional shed. Enjoy relaxing on the open front porch or the back deck overlooking a large fenced in lot!! Prime LOCATION within walking distance of Main Street.

10. 2016-07-21
    historical
11. 2016-03-29
    listed $89,900 Active
12. 1999-03-12
    soldstatus $58,500

ⓘ 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: $3,768 · $314/mo
• Projected year-2 tax: $3,768 · $314/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 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: $17,821
• − Mortgage interest: −$8,957
• − Property taxes: −$3,768
• − Insurance: −$800
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$4,652
• Taxable loss: −$3,206
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $219/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: Dansville Central School District
• NCES district ID: 3608790
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $45,524
• Composite: 38.21/100
• National rank: #4253
• State rank: #464 of 590 in NY

Livability — Dansville

• Score: 73/100
• State rank: #312
• US rank: #5202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dansville, NY
• Population (ZIP): 8,970

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.12%
• Current HPI: 206.4098
• 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

+173.3% since first listed

12 events — show timeline

• 2026-05-04 Pending — UNYREIS
• 2026-04-28 Listed $159,900 UNYREIS
• 2019-05-31 Sold (Public Records) $86,900 Public Records
• 2019-05-31 Sold (MLS) $86,900 UNYREIS
• 2019-04-25 Pending — UNYREIS
• 2019-03-28 Contingent — UNYREIS
• 2018-10-17 Price Changed $84,900 UNYREIS
• 2018-08-27 Price Changed $89,900 UNYREIS
• 2018-08-06 Listed $94,900 UNYREIS
• 2016-07-21 Listing Removed — UNYREIS
• 2016-03-29 Listed $89,900 UNYREIS
• 1999-03-12 Sold (Public Records) $58,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,768 · +2.1% YoY. Source: county tax records.