759 Main St · Waverly, NY 14825

$149,000

3 bd · 1.5 ba · 1,632 sqft · SingleFamily public records · 470 Days on market

Built 1948 1.06 ac lot $91/sqft · 26% below area Est $200k · 26% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Large stone ranch on a 1+ acre lot. Just off the I86 Chemung exit. Kitchen cabinets, large combination living dining room with fireplace. Full finish-able basement. 100% Money Back Guarantee, there are some terms and conditions that apply. No FHA or VA buyers please

Key facts

• Kitchen cabinets
• 1 acre lot
• Living dining room

Tags

• 1 ACRE LOT
• KITCHEN CABINETS
• LIVING DINING ROOM
• FIREPLACE
• FULL FINISHABLE BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (14.4% below list).
• Recommended offer: $119k (20.0% below list) — sets the bar for cash-flow.

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: 8 active listings in the ZIP; 91 units permitted in Chemung County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Chemung County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 470 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $72k; list at $149k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,174 (20.0% 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. It's been on market 470 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.86%
• DSCR: 0.78
• GRM: 9.7

CMA / ARV

• ARV (median comp): $200,334
• List price: $149,000
• Delta: -25.62%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $70,505
• Equity at exit: $134,231

10-year hold

• IRR: 19.0%
• Equity multiple: 6.18×
• Total profit: $216,300
• Equity at exit: $289,474

Cash invested: $41,720 (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 14825

• Home prices YoY: 2.5%
• Active inventory: 8
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$333 /mo · $3,995/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-169

Break-even live

Break-even rent $1,489

Max offer price $119,174

Occupancy floor —

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-22
   status Active 266-char remark

   Show marketing remark (266 chars)

   Large stone ranch on a 1+ acre lot. Just off the I86 Chemung exit. Kitchen cabinets, large combination living dining room with fireplace. Full finish-able basement. 100% Money Back Guarantee, there are some terms and conditions that apply. No FHA or VA buyers please

2. 2026-04-08
   historical Active Under Contract 266-char remark

   Show marketing remark (266 chars)

   Large stone ranch on a 1+ acre lot. Just off the I86 Chemung exit. Kitchen cabinets, large combination living dining room with fireplace. Full finish-able basement. 100% Money Back Guarantee, there are some terms and conditions that apply. No FHA or VA buyers please

3. 2026-01-20
   status Active 266-char remark

   Show marketing remark (266 chars)

   Large stone ranch on a 1+ acre lot. Just off the I86 Chemung exit. Kitchen cabinets, large combination living dining room with fireplace. Full finish-able basement. 100% Money Back Guarantee, there are some terms and conditions that apply. No FHA or VA buyers please

4. 2025-11-18
   historical Active Under Contract 266-char remark

   Show marketing remark (266 chars)

   Large stone ranch on a 1+ acre lot. Just off the I86 Chemung exit. Kitchen cabinets, large combination living dining room with fireplace. Full finish-able basement. 100% Money Back Guarantee, there are some terms and conditions that apply. No FHA or VA buyers please

5. 2025-10-14
   status Active 266-char remark

   Show marketing remark (266 chars)

   Large stone ranch on a 1+ acre lot. Just off the I86 Chemung exit. Kitchen cabinets, large combination living dining room with fireplace. Full finish-able basement. 100% Money Back Guarantee, there are some terms and conditions that apply. No FHA or VA buyers please

6. 2025-05-12
   historical Active Under Contract 266-char remark

   Show marketing remark (266 chars)

   Large stone ranch on a 1+ acre lot. Just off the I86 Chemung exit. Kitchen cabinets, large combination living dining room with fireplace. Full finish-able basement. 100% Money Back Guarantee, there are some terms and conditions that apply. No FHA or VA buyers please

7. 2025-04-25
   status Active 266-char remark

   Show marketing remark (266 chars)

   Large stone ranch on a 1+ acre lot. Just off the I86 Chemung exit. Kitchen cabinets, large combination living dining room with fireplace. Full finish-able basement. 100% Money Back Guarantee, there are some terms and conditions that apply. No FHA or VA buyers please

8. 2025-03-20
   historical Active Under Contract 266-char remark

   Show marketing remark (266 chars)

   Large stone ranch on a 1+ acre lot. Just off the I86 Chemung exit. Kitchen cabinets, large combination living dining room with fireplace. Full finish-able basement. 100% Money Back Guarantee, there are some terms and conditions that apply. No FHA or VA buyers please

9. 2024-10-28
   listed $149,000 Active 266-char remark

   Show marketing remark (266 chars)

   Large stone ranch on a 1+ acre lot. Just off the I86 Chemung exit. Kitchen cabinets, large combination living dining room with fireplace. Full finish-able basement. 100% Money Back Guarantee, there are some terms and conditions that apply. No FHA or VA buyers please

10. 2023-05-26
    soldstatus $72,400
11. 2008-01-31
    soldstatus $75,000

ⓘ 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: $3,995 · $333/mo
• Projected year-2 tax: $3,995 · $333/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,304
• − Mortgage interest: −$8,346
• − Property taxes: −$3,995
• − Insurance: −$745
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$4,335
• Taxable loss: −$4,565
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $-930/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: 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

• Population (ZIP): 746

Population outlook (Chemung County) Hauer SSP2

• Today (2025): 82,931 people
• By 2030: 80,356 · -3.1%
• By 2040: 74,745 · -9.9%
• By 2050: 69,012 · -16.8%
• By 2075: 55,689 · -32.8%
• By 2100: 41,428 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 14% Romanian 3% Italian 1%

Political lean MEDSL · Chemung

• 2024 margin: R (+16.8) · D 41.6% · R 58.4%
• 2008→2024 swing: -15.6pp toward R · 2008: -1.2pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+13.4 2016: R+20.0 2012: R+2.9 2008: R+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.65%
• Current HPI: 481.8402
• 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

+98.7% since first listed

11 events — show timeline

• 2026-04-22 Relisted — UNYREIS
• 2026-04-08 Contingent — UNYREIS
• 2026-01-20 Relisted — UNYREIS
• 2025-11-18 Contingent — UNYREIS
• 2025-10-14 Relisted — UNYREIS
• 2025-05-12 Contingent — UNYREIS
• 2025-04-25 Relisted — UNYREIS
• 2025-03-20 Contingent — UNYREIS
• 2024-10-28 Listed $149,000 UNYREIS
• 2023-05-26 Sold (Public Records) $72,400 Public Records
• 2008-01-31 Sold (Public Records) $75,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,995 · +5.7% YoY. Source: county tax records.