43 Pleasant St · Sidney, NY 13838

$125,000

3 bd · 1.5 ba · 1,650 sqft · SingleFamily public records · 323 Days on market

Built 1900 5,663 sqft lot $76/sqft · 9% below area Est $137k · 9% 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 +11.4/15.0
• Cash flow +11.3/30.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large 4 bedroom 1.5 bath home close to village center. Walking distance to shopping and restaurants. This home doesn't need much to be a charmer. Dry and cement floor basement with walk in outside access. Garage in back has a shop space or could be used for a studio/storage/entertainment area.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1900

Tags

• WALKING DISTANCE TO SHOPPING
• DRY AND CEMENT FLOOR BASEMENT
• WALK IN OUTSIDE ACCESS
• GARAGE WITH SHOP SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-45 ($-541/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (6.4% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#476 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, employment D, amenities F.
• Sidney Central School District (town): math 44% / reading 47% 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: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.6% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $125k implies a 942% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% 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 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.00% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 8.3

CMA / ARV

• ARV (median comp): $136,925
• List price: $125,000
• Delta: -8.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Chestnut St	0.30mi	3/2.0	1,638 (-1%)	11mo	$150,000	$92	74
2 Cayuga St	0.55mi	4/2.0 (+1)	1,575 (-4%)	5mo	$144,500	$92	56
11 Secor St	0.47mi	3/1.5	1,464 (-11%)	6mo	$240,000	$164	54
76 Main St W	0.23mi	3/1.0	1,808 (+10%)	22mo	$112,000	$62	53
30 W Main St	0.42mi	3/2.0	1,816 (+10%)	12mo	$80,000	$44	52
12 Cayuga St	0.56mi	3/2.0	1,465 (-11%)	2mo	$185,400	$127	52
68 River St	0.60mi	3/1.5	1,558 (-6%)	16mo	$95,000	$61	50
73 W Main St	0.68mi	3/1.5	1,612 (-2%)	19mo	$190,000	$118	48
4 Cayuga St	0.55mi	3/2.0	1,858 (+13%)	4mo	$249,000	$134	48
9 Ritton St	0.66mi	4/1.0 (+1)	1,566 (-5%)	8mo	$125,000	$80	47
11 Beale Blvd	0.57mi	3/2.0	1,754 (+6%)	23mo	$280,000	$160	42
76 W Main St	0.71mi	3/1.0	1,808 (+10%)	22mo	$112,000	$62	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.28×
• Total profit: $9,712
• Equity at exit: $53,445

10-year hold

• IRR: 8.3%
• Equity multiple: 2.20×
• Total profit: $42,068
• Equity at exit: $80,279

Cash invested: $35,000 (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 13838

• Home prices YoY: 0.8%
• Active inventory: 33
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$325 /mo · $3,900/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-45

Break-even live

Break-even rent $1,307

Max offer price $117,031

Occupancy floor 99%

Sensitivity live

Price	-10% $26	-5% $-10	+0% $-45	+5% $-80	+10% $-116
Rent	-10% $-144	-5% $-94	+0% $-45	+5% $4	+10% $54
Rate	-1.0pp $18	-0.5pp $-13	base $-45	+0.5pp $-78	+1.0pp $-110

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5355 Main St Sidney, NY	2.0	1.0	1500	$1,250	$0.83	44d	1	0.27mi

Listing history 25 events

1. 2026-06-21
   days on market $125,000 Active 323 DOM
2. 2026-06-18
   days on market $125,000 Active 321 DOM
3. 2026-06-17
   days on market $125,000 Active 320 DOM
4. 2026-06-16
   days on market $125,000 Active 319 DOM
5. 2026-06-15
   days on market $125,000 Active 318 DOM
6. 2026-06-13
   days on market $125,000 Active 316 DOM
7. 2026-06-12
   days on market $125,000 Active 315 DOM
8. 2026-06-09
   days on market $125,000 Active 312 DOM
9. 2026-06-08
   days on market $125,000 Active 311 DOM
10. 2026-06-07
    days on market $125,000 Active 310 DOM
11. 2026-06-07
    days on market $125,000 Active 309 DOM
12. 2026-06-04
    days on market $125,000 Active 306 DOM
13. 2026-06-02
    days on market $125,000 Active 305 DOM
14. 2026-06-01
    days on market $125,000 Active 304 DOM
15. 2026-05-31
    days on market $125,000 Active 303 DOM
16. 2026-02-01
    price $125,000 294-char remark

    Show marketing remark (294 chars)

    Large 4 bedroom 1.5 bath home close to village center. Walking distance to shopping and restaurants. This home doesn't need much to be a charmer. Dry and cement floor basement with walk in outside access. Garage in back has a shop space or could be used for a studio/storage/entertainment area.

17. 2025-08-01
    listed $135,000 Active 294-char remark

    Show marketing remark (294 chars)

    Large 4 bedroom 1.5 bath home close to village center. Walking distance to shopping and restaurants. This home doesn't need much to be a charmer. Dry and cement floor basement with walk in outside access. Garage in back has a shop space or could be used for a studio/storage/entertainment area.

18. 2017-01-30
    soldstatus $12,000
19. 2017-01-27
    soldstatus $12,000 345-char remark

    Show marketing remark (345 chars)

    ALMOST GIVING IT AWAY! Price Reduced! Village home offers 3 bedrooms, 1.5 baths, living, dining and family room. Needs a new roof, as there are active leaks. With heavy duty cleaning, fresh paint and cosmetic repair it will be a cozy home once again. One car detached garage with large workshop. Seller says he wants to unload. Being sold AS IS.

20. 2016-10-04
    listed $16,000 345-char remark

    Show marketing remark (345 chars)

    ALMOST GIVING IT AWAY! Price Reduced! Village home offers 3 bedrooms, 1.5 baths, living, dining and family room. Needs a new roof, as there are active leaks. With heavy duty cleaning, fresh paint and cosmetic repair it will be a cozy home once again. One car detached garage with large workshop. Seller says he wants to unload. Being sold AS IS.

21. 2016-03-23
    listed $16,000
22. 2004-08-18
    soldstatus $35,000
23. 2004-07-20
    soldstatus $35,000
24. 2004-01-21
    listed $35,000
25. 2002-06-05
    listed $45,000

ⓘ 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: $3,900 · $325/mo
• Projected year-2 tax: $3,900 · $325/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,000
• − Mortgage interest: −$7,002
• − Property taxes: −$3,900
• − Insurance: −$625
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,636
• Taxable loss: −$2,563
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $74/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: Sidney Central School District
• NCES district ID: 3626850
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $42,110
• Composite: 38.29/100
• National rank: #4232
• State rank: #462 of 590 in NY

Livability — Sidney

• Score: 69/100
• State rank: #476
• US rank: #8397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, NY
• Population (ZIP): 4,185

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 12% Hispanic / Latino 8% Black 2%
• Common ancestry: Romanian 10% Iranian 9% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 5% Other Asian/Pacific 2% Spanish 2%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.60%
• Current HPI: 324.4858
• 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

+177.8% since first listed

10 events — show timeline

• 2026-02-01 Price Changed $125,000 UNYREIS
• 2025-08-01 Listed $135,000 UNYREIS
• 2017-01-30 Sold (Public Records) $12,000 Public Records
• 2017-01-27 Sold (MLS) $12,000 UNYREIS
• 2016-10-04 Listed $16,000 UNYREIS
• 2016-03-23 Listed $16,000 UNYREIS
• 2004-08-18 Sold (Public Records) $35,000 Public Records
• 2004-07-20 Sold (MLS) $35,000 UNYREIS
• 2004-01-21 Listed $35,000 UNYREIS
• 2002-06-05 Listed $45,000 UNYREIS

Property tax history

+2.9%/yr

Latest (2025): $3,900 · +2.0% YoY. Source: county tax records.