34 Pine St · Waverly, NY 14982

$135,000

4 bd · 2.0 ba · 2,320 sqft · MultiFamily public records · 37 Days on market

Built 1900 9,148 sqft lot $58/sqft · 15% below area Est $158k · 15% under

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Why this score? — see what drove the A- 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
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment Opportunity! Charming duplex with separated parking and utilities. Situated on a nice lot with a spacious yard, this property promises potential. Ideal for investors or DIY enthusiasts, it requires some TLC but offers immense value. Unlock its full potential and reap the rewards. Don't miss out and schedule your showing today!

Key facts

• Cash flowing duplex
• Open floor plan
• Recently remodeled

Tags

• CASH FLOWING DUPLEX
• RECENTLY REMODELED
• GENEROUS AMOUNT OF LIVING AREA
• HIGH CEILINGS
• OPEN FLOOR PLAN

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family
• Construction: Wood siding construction
• Exterior features: Shingle roof

Interior

• Heating & cooling: Baseboard heating; Electric heating; Natural gas heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive. Per door: $421/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 1 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 $5k of equity ($933 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 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 $85k; list at $135k implies a 59% 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.74% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.73%
• DSCR: 2.19
• GRM: 4.8

CMA / ARV

• ARV (median comp): $158,357
• List price: $135,000
• Delta: -14.75%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Chemung St	0.09mi	4/2.0	2,336 (+1%)	15mo	$120,000	$51	82
17 Cadwell Ave	0.12mi	4/2.0	2,157 (-7%)	2mo	$142,500	$66	81

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: 32.8%
• Equity multiple: 2.85×
• Total profit: $69,977
• Equity at exit: $60,702

10-year hold

• IRR: 33.0%
• Equity multiple: 5.61×
• Total profit: $174,084
• Equity at exit: $93,549

Cash invested: $37,800 (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 14982

• Active inventory: 1
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,345 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$246 /mo · $2,955/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $842

Break-even live

Break-even rent $1,279

Max offer price $135,000

Occupancy floor 59%

Sensitivity live

Price	-10% $918	-5% $880	+0% $842	+5% $804	+10% $766
Rent	-10% $657	-5% $749	+0% $842	+5% $935	+10% $1,027
Rate	-1.0pp $910	-0.5pp $876	base $842	+0.5pp $807	+1.0pp $771

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,194
1× unit	3	1	$1,151
Total (2 units)			$2,345

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $135,000 Active 37 DOM
2. 2026-06-18
   days on market $135,000 Active 35 DOM
3. 2026-06-17
   days on market $135,000 Active 34 DOM
4. 2026-06-16
   days on market $135,000 Active 33 DOM
5. 2026-06-15
   days on market $135,000 Active 32 DOM
6. 2026-06-13
   days on market $135,000 Active 30 DOM
7. 2026-06-12
   days on market $135,000 Active 29 DOM
8. 2026-06-09
   days on market $135,000 Active 26 DOM
9. 2026-06-08
   days on market $135,000 Active 25 DOM
10. 2026-06-07
    days on market $135,000 Active 24 DOM
11. 2026-06-07
    remarks 661-char remark
12. 2026-06-07
    days on market $135,000 Active 23 DOM
13. 2026-06-04
    days on market $135,000 Active 20 DOM
14. 2026-06-02
    days on market $135,000 Active 19 DOM
15. 2026-06-01
    days on market $135,000 Active 18 DOM
16. 2026-05-31
    days on market $135,000 Active 17 DOM
17. 2026-05-13
    listed $135,000 Active 607-char remark
18. 2024-09-25
    soldstatus $85,000
19. 2024-09-23
    soldstatus $85,000 Closed 339-char remark

    Show marketing remark (339 chars)

    Investment Opportunity! Charming duplex with separated parking and utilities. Situated on a nice lot with a spacious yard, this property promises potential. Ideal for investors or DIY enthusiasts, it requires some TLC but offers immense value. Unlock its full potential and reap the rewards. Don't miss out and schedule your showing today!

20. 2024-06-12
    historical Active Under Contract 339-char remark

    Show marketing remark (339 chars)

    Investment Opportunity! Charming duplex with separated parking and utilities. Situated on a nice lot with a spacious yard, this property promises potential. Ideal for investors or DIY enthusiasts, it requires some TLC but offers immense value. Unlock its full potential and reap the rewards. Don't miss out and schedule your showing today!

21. 2024-05-23
    status Active 339-char remark

    Show marketing remark (339 chars)

    Investment Opportunity! Charming duplex with separated parking and utilities. Situated on a nice lot with a spacious yard, this property promises potential. Ideal for investors or DIY enthusiasts, it requires some TLC but offers immense value. Unlock its full potential and reap the rewards. Don't miss out and schedule your showing today!

22. 2024-05-13
    historical Active Under Contract 339-char remark

    Show marketing remark (339 chars)

    Investment Opportunity! Charming duplex with separated parking and utilities. Situated on a nice lot with a spacious yard, this property promises potential. Ideal for investors or DIY enthusiasts, it requires some TLC but offers immense value. Unlock its full potential and reap the rewards. Don't miss out and schedule your showing today!

23. 2024-05-03
    listed $84,500 Active 339-char remark

    Show marketing remark (339 chars)

    Investment Opportunity! Charming duplex with separated parking and utilities. Situated on a nice lot with a spacious yard, this property promises potential. Ideal for investors or DIY enthusiasts, it requires some TLC but offers immense value. Unlock its full potential and reap the rewards. Don't miss out and schedule your showing today!

ⓘ 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: $2,955 · $246/mo
• Projected year-2 tax: $2,955 · $246/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 · 15 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: $28,140
• − Mortgage interest: −$7,562
• − Property taxes: −$2,955
• − Insurance: −$675
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$3,927
• Taxable income: $8,518
• Est. tax owed @ 24.0%: −$2,044
• After-tax cash flow: $8,060/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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+59.8% since first listed

7 events — show timeline

• 2026-05-13 Listed $135,000 NMPA
• 2024-09-25 Sold (Public Records) $85,000 Public Records
• 2024-09-23 Sold (MLS) $85,000 NMPA
• 2024-06-12 Contingent — NMPA
• 2024-05-23 Relisted — NMPA
• 2024-05-13 Contingent — NMPA
• 2024-05-03 Listed $84,500 NMPA

Property tax history

+5.7%/yr

Latest (2025): $2,955 · +4.6% YoY. Source: county tax records.