19 Walnut St · Attica, NY 14011

$199,900

4 bd · 3.0 ba · 2,408 sqft · MultiFamily public records · 93 Days on market

Built 1865 8,910 sqft lot $83/sqft · 27% below area Est $275k · 27% under ↓ 12% since listing

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.9/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Long term owner has taken excellent care of this three unit. Very spacious apartments in the front and upper with the smaller apartment lower back. Full basement w/ exterior entrance. Mechanics are all regularly maintained or updated as needed. Worry free metal roof and ample parking for at least six vehicles. Nice shaded back yard. All units have washer/dryer hookups, two apartments have dedicated laundry rooms within the unit. Third apartment has washer/dryer within the unit in the corner of the kitchen. 1st floor front has covered front porch and large open floor plan. 2nd floor has charming covered porch as well! Back lower is a cozy one bedroom w/ lots of windows for natural light. All utilities separate except water/sewer. A must see for investors or a great owner occupy and let the rental income help with that mortgage payment. Great buy, take a look!

Key facts

• Metal roof
• Ample parking
• Shaded back yard

Tags

• FULL BASEMENT
• EXTERIOR ENTRANCE
• METAL ROOF
• AMPLE PARKING
• SHADED BACK YARD
• WASHER DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive. Per door: $179/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#598 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Attica Central School District (rural): math 52% / reading 54% proficiency, ranked #326 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Wyoming County population projected at -16% 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

• ARV (median comp): $275,154
• List price: $199,900
• Delta: -27.35%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,919
• Equity at exit: $29,806

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $46,151
• Equity at exit: $17,284

Cash invested: $55,972 (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 14011

• Home prices YoY: -12.2%
• Active inventory: 20
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$362 /mo · $4,340/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $537

Break-even live

Break-even rent $1,890

Max offer price $199,900

Occupancy floor 74%

Sensitivity live

Price	-10% $650	-5% $594	+0% $537	+5% $480	+10% $424
Rent	-10% $334	-5% $436	+0% $537	+5% $639	+10% $740
Rate	-1.0pp $638	-0.5pp $588	base $537	+0.5pp $485	+1.0pp $433

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$2,571
Total (3 units)			$2,570

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $199,900 Active 93 DOM
2. 2026-06-18
   days on market $199,900 Active 91 DOM
3. 2026-06-17
   days on market $199,900 Active 90 DOM
4. 2026-06-16
   days on market $199,900 Active 89 DOM
5. 2026-06-15
   days on market $199,900 Active 88 DOM
6. 2026-06-14
   price $199,900 Active 86 DOM
7. 2026-06-13
   days on market $219,900 Active 86 DOM
8. 2026-06-12
   days on market $219,900 Active 85 DOM
9. 2026-06-09
   days on market $219,900 Active 82 DOM
10. 2026-06-08
    days on market $219,900 Active 81 DOM
11. 2026-06-07
    days on market $219,900 Active 80 DOM
12. 2026-06-07
    days on market $219,900 Active 79 DOM
13. 2026-06-04
    days on market $219,900 Active 76 DOM
14. 2026-06-02
    days on market $219,900 Active 75 DOM
15. 2026-06-01
    days on market $219,900 Active 74 DOM
16. 2026-05-31
    days on market $219,900 Active 73 DOM
17. 2026-04-15
    price $219,900 871-char remark

    Show marketing remark (871 chars)

    Long term owner has taken excellent care of this three unit. Very spacious apartments in the front and upper with the smaller apartment lower back. Full basement w/ exterior entrance. Mechanics are all regularly maintained or updated as needed. Worry free metal roof and ample parking for at least six vehicles. Nice shaded back yard. All units have washer/dryer hookups, two apartments have dedicated laundry rooms within the unit. Third apartment has washer/dryer within the unit in the corner of the kitchen. 1st floor front has covered front porch and large open floor plan. 2nd floor has charming covered porch as well! Back lower is a cozy one bedroom w/ lots of windows for natural light. All utilities separate except water/sewer. A must see for investors or a great owner occupy and let the rental income help with that mortgage payment. Great buy, take a look!

18. 2026-03-19
    listed $229,900 Active 871-char remark

    Show marketing remark (871 chars)

    Long term owner has taken excellent care of this three unit. Very spacious apartments in the front and upper with the smaller apartment lower back. Full basement w/ exterior entrance. Mechanics are all regularly maintained or updated as needed. Worry free metal roof and ample parking for at least six vehicles. Nice shaded back yard. All units have washer/dryer hookups, two apartments have dedicated laundry rooms within the unit. Third apartment has washer/dryer within the unit in the corner of the kitchen. 1st floor front has covered front porch and large open floor plan. 2nd floor has charming covered porch as well! Back lower is a cozy one bedroom w/ lots of windows for natural light. All utilities separate except water/sewer. A must see for investors or a great owner occupy and let the rental income help with that mortgage payment. Great buy, take a look!

19. 2026-03-15
    historical
20. 2025-11-05
    price $234,900
21. 2025-09-15
    listed $249,900 Active

ⓘ 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: $4,340 · $362/mo
• Projected year-2 tax: $4,340 · $362/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,840
• − Mortgage interest: −$11,198
• − Property taxes: −$4,340
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$5,815
• Taxable income: $3,553
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $5,592/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: Attica Central School District
• NCES district ID: 3603420
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 54% ▲ 3.00%
• Median HH income: $58,189
• Composite: 46.05/100
• National rank: #2522
• State rank: #326 of 590 in NY

Livability — Attica

• Score: 67/100
• State rank: #598
• US rank: #10877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attica, NY
• Population (ZIP): 7,382

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 14% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 10% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.83%
• Current HPI: 279.5552
• 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

-12.0% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $219,900 WNYREIS
• 2026-03-19 Listed $229,900 WNYREIS
• 2026-03-15 Listing Removed — WNYREIS
• 2025-11-05 Price Changed $234,900 WNYREIS
• 2025-09-15 Listed $249,900 WNYREIS

Property tax history

+1.8%/yr

Latest (2025): $4,340 · -3.5% YoY. Source: county tax records.