419 Pennsylvania Ave · Waverly, NY 14892

$118,000

4 bd · 2.0 ba · 1,822 sqft · SingleFamily public records · 452 Days on market

Built 1867 4,792 sqft lot $65/sqft · 32% below area Est $174k · 32% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• DSCR +6.3/10.0
• 1% rule +6.2/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This inviting three-bedroom, two-bath home offers a perfect blend of modern updates and classic charm. Featuring two brand-new bathrooms-one on each level along with fresh carpet on the stairs and hallway, this home is move-in-ready with minimal TLC needed. The spacious kitchen includes a convenient mudroom, and the first-floor bedroom provides flexibility for easy living. With a roof that's only five years old, you will have peace of mind for years to come. Conveniently located near all amenities, this home is a fantastic opportunity to make your own.

Key facts

• Convenient mudroom
• Modern updates
• Spacious kitchen

Tags

• MODERN UPDATES
• BRAND NEW BATHROOMS
• FRESH CARPET
• SPACIOUS KITCHEN
• CONVENIENT MUDROOM
• FIRST FLOOR BEDROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.6% in Waverly — 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 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: 53 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($816 loan paydown + $3k appreciation (2.8% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 452 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask is 7767% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $56k; list at $118k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1867 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 452 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1867 — 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. 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: 1.12% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 7.4

CMA / ARV

• ARV (median comp): $173,769
• List price: $118,000
• Delta: -32.09%
• 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
12 Tioga	0.15mi	3/2.5 (-1)	1,872 (+3%)	13mo	$180,000	$96	71
110 1/2 Providence St	0.17mi	3/1.5 (-1)	1,634 (-10%)	2mo	$120,000	$73	66
536 Fulton St	0.55mi	3/1.5 (-1)	1,844 (+1%)	4mo	$135,000	$73	62
431 Loder St	0.31mi	3/1.5 (-1)	1,874 (+3%)	15mo	$75,000	$40	61
20 Court St	0.46mi	4/1.0	1,688 (-7%)	3mo	$265,000	$157	60
2093 Pennsylvania Ave	0.72mi	3/2.0 (-1)	1,782 (-2%)	3mo	$165,000	$93	55
35 Broad Ave	0.47mi	3/1.0 (-1)	1,680 (-8%)	6mo	$242,000	$144	51
359 Loder St	0.59mi	3/2.0 (-1)	1,750 (-4%)	13mo	$290,000	$166	50
31 Pitney St	0.68mi	3/1.5 (-1)	1,740 (-4%)	6mo	$150,000	$86	49
132 Bradford St	0.71mi	4/2.5	1,586 (-13%)	1mo	$244,000	$154	43
119 Pitney St	0.71mi	3/2.0 (-1)	1,617 (-11%)	12mo	$170,800	$106	33
32 Lyman Ave	0.60mi	3/1.0 (-1)	2,066 (+13%)	12mo	$175,000	$85	31

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

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.67×
• Total profit: $22,087
• Equity at exit: $51,591

10-year hold

• IRR: 14.1%
• Equity multiple: 3.05×
• Total profit: $67,614
• Equity at exit: $78,387

Cash invested: $33,040 (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 14892

• Home prices YoY: 1.2%
• Active inventory: 53
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $144

Break-even live

Break-even rent $1,143

Max offer price $118,000

Occupancy floor 84%

Sensitivity live

Price	-10% $211	-5% $177	+0% $144	+5% $111	+10% $77
Rent	-10% $39	-5% $92	+0% $144	+5% $196	+10% $249
Rate	-1.0pp $204	-0.5pp $174	base $144	+0.5pp $114	+1.0pp $82

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $118,000 Active 452 DOM
2. 2026-06-18
   days on market $118,000 Active 450 DOM
3. 2026-06-17
   days on market $118,000 Active 449 DOM
4. 2026-06-16
   days on market $118,000 Active 448 DOM
5. 2026-06-15
   days on market $118,000 Active 447 DOM
6. 2026-06-13
   days on market $118,000 Active 445 DOM
7. 2026-06-12
   days on market $118,000 Active 444 DOM
8. 2026-06-09
   days on market $118,000 Active 441 DOM
9. 2026-06-08
   days on market $118,000 Active 440 DOM
10. 2026-06-07
    days on market $118,000 Active 439 DOM
11. 2026-06-07
    days on market $118,000 Active 438 DOM
12. 2026-06-04
    days on market $118,000 Active 435 DOM
13. 2026-06-02
    days on market $118,000 Active 434 DOM
14. 2026-06-01
    days on market $118,000 Active 433 DOM
15. 2026-05-31
    days on market $118,000 Active 432 DOM
16. 2026-03-28
    status Active 558-char remark

    Show marketing remark (558 chars)

    This inviting three-bedroom, two-bath home offers a perfect blend of modern updates and classic charm. Featuring two brand-new bathrooms-one on each level along with fresh carpet on the stairs and hallway, this home is move-in-ready with minimal TLC needed. The spacious kitchen includes a convenient mudroom, and the first-floor bedroom provides flexibility for easy living. With a roof that's only five years old, you will have peace of mind for years to come. Conveniently located near all amenities, this home is a fantastic opportunity to make your own.

17. 2026-03-05
    historical $1,500
18. 2026-01-07
    price $118,000 558-char remark

    Show marketing remark (558 chars)

    This inviting three-bedroom, two-bath home offers a perfect blend of modern updates and classic charm. Featuring two brand-new bathrooms-one on each level along with fresh carpet on the stairs and hallway, this home is move-in-ready with minimal TLC needed. The spacious kitchen includes a convenient mudroom, and the first-floor bedroom provides flexibility for easy living. With a roof that's only five years old, you will have peace of mind for years to come. Conveniently located near all amenities, this home is a fantastic opportunity to make your own.

19. 2025-12-31
    price $99,900 558-char remark

    Show marketing remark (558 chars)

    This inviting three-bedroom, two-bath home offers a perfect blend of modern updates and classic charm. Featuring two brand-new bathrooms-one on each level along with fresh carpet on the stairs and hallway, this home is move-in-ready with minimal TLC needed. The spacious kitchen includes a convenient mudroom, and the first-floor bedroom provides flexibility for easy living. With a roof that's only five years old, you will have peace of mind for years to come. Conveniently located near all amenities, this home is a fantastic opportunity to make your own.

20. 2025-09-18
    status Active 558-char remark

    Show marketing remark (558 chars)

    This inviting three-bedroom, two-bath home offers a perfect blend of modern updates and classic charm. Featuring two brand-new bathrooms-one on each level along with fresh carpet on the stairs and hallway, this home is move-in-ready with minimal TLC needed. The spacious kitchen includes a convenient mudroom, and the first-floor bedroom provides flexibility for easy living. With a roof that's only five years old, you will have peace of mind for years to come. Conveniently located near all amenities, this home is a fantastic opportunity to make your own.

21. 2025-09-04
    listed $1,500
22. 2025-03-17
    listed $129,900 Active 558-char remark

    Show marketing remark (558 chars)

    This inviting three-bedroom, two-bath home offers a perfect blend of modern updates and classic charm. Featuring two brand-new bathrooms-one on each level along with fresh carpet on the stairs and hallway, this home is move-in-ready with minimal TLC needed. The spacious kitchen includes a convenient mudroom, and the first-floor bedroom provides flexibility for easy living. With a roof that's only five years old, you will have peace of mind for years to come. Conveniently located near all amenities, this home is a fantastic opportunity to make your own.

23. 2024-08-05
    listed $85,000
24. 2019-10-15
    soldstatus $56,000
25. 2019-10-07
    soldstatus $56,000
26. 2019-07-23
    listed $59,900

ⓘ 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: $2,819 · $235/mo
• Projected year-2 tax: $2,819 · $235/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $15,903
• − Mortgage interest: −$6,610
• − Property taxes: −$2,819
• − Insurance: −$590
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,433
• Taxable loss: −$93
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $1,751/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

• Census place: Waverly, NY
• Population (ZIP): 7,531

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 2% Two or more races 2% Black 1% Asian 1%
• Common ancestry: Iranian 3% Romanian 3% Italian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.78%
• Current HPI: 236.7714
• 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

-97.5% since first listed

11 events — show timeline

• 2026-03-28 Relisted — NMPA
• 2026-03-05 Rental Removed $1,500 NMPA
• 2026-01-07 Price Changed $118,000 NMPA
• 2025-12-31 Price Changed $99,900 NMPA
• 2025-09-18 Relisted — NMPA
• 2025-09-04 Listed for Rent $1,500 NMPA
• 2025-03-17 Listed $129,900 NMPA
• 2024-08-05 Listed $85,000 UNYREIS
• 2019-10-15 Sold (Public Records) $56,000 Public Records
• 2019-10-07 Sold (MLS) $56,000 UNYREIS
• 2019-07-23 Listed $59,900 UNYREIS

Property tax history

+16.8%/yr

Latest (2025): $2,819 · -2.9% YoY. Source: county tax records.