40 NE Clara Barton St SW · Dansville, NY 14437

$139,900

3 bd · 2.0 ba · 1,190 sqft · MultiFamily public records · 98 Days on market

Built 1900 8,500 sqft lot

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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
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Two apartment residence. Studio Apartment upstairs rented at $600/month. Downstairs Apartment currently rented at $1200/month. Are you looking for rental property to add to your portfolio? If so this is the one. This is a must see. New metal roof.

Key facts

• New metal roof
• Downstairs apartment
• Studio apartment

Tags

• STUDIO APARTMENT
• DOWNSTAIRS APARTMENT
• NEW METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: schools D+, amenities D-, commute 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.
• Market conditions: 56 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 $967 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $42k; list at $140k implies a 229% 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.48%
• DSCR: 2.31
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.0%
• Equity multiple: 1.99×
• Total profit: $38,632
• Equity at exit: $20,860

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $112,619
• Equity at exit: $12,096

Cash invested: $39,172 (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 14437

• Home prices YoY: -12.4%
• Active inventory: 56
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $962

Break-even live

Break-even rent $1,182

Max offer price $139,900

Occupancy floor 55%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,400
Total (2 units)			$2,400

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $139,900 Active 98 DOM
2. 2026-06-17
   days on market $139,900 Active 97 DOM
3. 2026-06-16
   days on market $139,900 Active 96 DOM
4. 2026-06-15
   days on market $139,900 Active 95 DOM
5. 2026-06-13
   days on market $139,900 Active 93 DOM
6. 2026-06-12
   days on market $139,900 Active 92 DOM
7. 2026-06-09
   days on market $139,900 Active 89 DOM
8. 2026-06-08
   days on market $139,900 Active 88 DOM
9. 2026-06-07
   days on market $139,900 Active 87 DOM
10. 2026-06-07
    days on market $139,900 Active 86 DOM
11. 2026-06-04
    days on market $139,900 Active 83 DOM
12. 2026-06-02
    days on market $139,900 Active 82 DOM
13. 2026-06-01
    days on market $139,900 Active 81 DOM
14. 2026-05-31
    days on market $139,900 Active 80 DOM
15. 2026-03-12
    listed $139,900 Active 248-char remark

    Show marketing remark (248 chars)

    Two apartment residence. Studio Apartment upstairs rented at $600/month. Downstairs Apartment currently rented at $1200/month. Are you looking for rental property to add to your portfolio? If so this is the one. This is a must see. New metal roof.

16. 2026-03-03
    historical
17. 2025-12-01
    price $139,900
18. 2025-09-26
    price $149,900
19. 2025-08-04
    listed $159,900 Active
20. 2024-01-10
    soldstatus $42,500 Closed
21. 2023-12-27
    status Pending
22. 2023-11-22
    status Under Contract- Do Not Show
23. 2023-11-07
    listed $49,900 Active
24. 2009-02-26
    soldstatus $32,000
25. 2007-04-20
    historical
26. 2007-02-13
    listed $58,900
27. 2005-08-30
    soldstatus $37,000
28. 1997-03-19
    soldstatus $25,000

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: +$331/yr (+$28/mo · 19.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 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: $28,800
• − Mortgage interest: −$7,837
• − Property taxes: −$1,702
• − Insurance: −$700
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$4,070
• Taxable income: $9,884
• Est. tax owed @ 24.0%: −$2,372
• After-tax cash flow: $9,175/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

+459.6% since first listed

14 events — show timeline

• 2026-03-12 Listed $139,900 UNYREIS
• 2026-03-03 Listing Removed — UNYREIS
• 2025-12-01 Price Changed $139,900 UNYREIS
• 2025-09-26 Price Changed $149,900 UNYREIS
• 2025-08-04 Listed $159,900 UNYREIS
• 2024-01-10 Sold (MLS) $42,500 UNYREIS
• 2023-12-27 Pending — UNYREIS
• 2023-11-22 Pending — UNYREIS
• 2023-11-07 Listed $49,900 UNYREIS
• 2009-02-26 Sold (Public Records) $32,000 Public Records
• 2007-04-20 Listing Removed — UNYREIS
• 2007-02-13 Listed $58,900 UNYREIS
• 2005-08-30 Sold (Public Records) $37,000 Public Records
• 1997-03-19 Sold (Public Records) $25,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,702 · +1.1% YoY. Source: county tax records.