75 Franklin St · Dansville, NY 14437

$79,900

4 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 42 Days on market

Built 1900 6,171 sqft lot Est $145k · 45% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

4-5 bedroom home with 2 full bath, detached garage on larger lot in village of Dansville. The exterior of the home was freshly painted in the summer of 2018.

Key facts

• Village of dansville
• 6,171 sq ft lot
• Built 1900

Tags

• VILLAGE OF DANSVILLE
• WALKING DISTANCE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $58k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.76% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.12%
• DSCR: 2.07
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $144,672
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Franklin St	0.11mi	3/1.0 (-1)	942 (-11%)	8mo	$106,000	$113	65
2 Washington St	0.31mi	3/1.5 (-1)	1,007 (-5%)	8mo	$141,600	$141	64
21 Pine St	0.39mi	3/1.0 (-1)	1,120 (+6%)	7mo	$134,020	$120	61
27 Jefferson St	0.29mi	3/1.0 (-1)	1,206 (+14%)	10mo	$50,000	$41	49
9648 Mcwhorter Rd	0.46mi	3/1.0 (-1)	925 (-12%)	5mo	$134,900	$146	49
13 West Ave	0.45mi	3/1.0 (-1)	1,170 (+11%)	15mo	$95,000	$81	43
20 Clay St	0.65mi	3/1.0 (-1)	976 (-8%)	18mo	$135,000	$138	37
32 Twin Dr	0.67mi	3/1.0 (-1)	952 (-10%)	22mo	$130,000	$137	29

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: 17.4%
• Equity multiple: 1.71×
• Total profit: $15,783
• Equity at exit: $11,913

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $50,988
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $450

Break-even live

Break-even rent $840

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $495	-5% $472	+0% $450	+5% $427	+10% $404
Rent	-10% $338	-5% $394	+0% $450	+5% $505	+10% $561
Rate	-1.0pp $490	-0.5pp $470	base $450	+0.5pp $429	+1.0pp $408

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2025-12-26
   status Pending
2. 2025-11-14
   listed $79,900 Active
3. 2019-07-19
   soldstatus $58,000 Closed Sale or Rented 157-char remark

   Show marketing remark (157 chars)

   4-5 bedroom home with 2 full bath, detached garage on larger lot in village of Dansville. The exterior of the home was freshly painted in the summer of 2018.

4. 2019-07-16
   soldstatus $57,999
5. 2019-07-08
   status Pending Sale 157-char remark

   Show marketing remark (157 chars)

   4-5 bedroom home with 2 full bath, detached garage on larger lot in village of Dansville. The exterior of the home was freshly painted in the summer of 2018.

6. 2019-06-26
   status Under Contract- Do Not Show 157-char remark

   Show marketing remark (157 chars)

   4-5 bedroom home with 2 full bath, detached garage on larger lot in village of Dansville. The exterior of the home was freshly painted in the summer of 2018.

7. 2019-05-28
   price $64,900 157-char remark

   Show marketing remark (157 chars)

   4-5 bedroom home with 2 full bath, detached garage on larger lot in village of Dansville. The exterior of the home was freshly painted in the summer of 2018.

8. 2019-04-29
   status Active 157-char remark

   Show marketing remark (157 chars)

   4-5 bedroom home with 2 full bath, detached garage on larger lot in village of Dansville. The exterior of the home was freshly painted in the summer of 2018.

9. 2019-03-04
   historical 157-char remark

   Show marketing remark (157 chars)

   4-5 bedroom home with 2 full bath, detached garage on larger lot in village of Dansville. The exterior of the home was freshly painted in the summer of 2018.

10. 2019-01-23
    listed $69,900 Active 157-char remark

    Show marketing remark (157 chars)

    4-5 bedroom home with 2 full bath, detached garage on larger lot in village of Dansville. The exterior of the home was freshly painted in the summer of 2018.

11. 2015-05-08
    soldstatus $31,000 Closed Sale or Rented 78-char remark

    Show marketing remark (78 chars)

    Priced to SELL!!! Great investment or starter. 4 bedroom, 2 bath. Don't delay!

12. 2015-01-20
    listed $35,000 78-char remark

    Show marketing remark (78 chars)

    Priced to SELL!!! Great investment or starter. 4 bedroom, 2 bath. Don't delay!

13. 2005-10-14
    soldstatus $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: $2,539 · $212/mo
• Projected year-2 tax: $2,539 · $212/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $16,914
• − Mortgage interest: −$4,476
• − Property taxes: −$2,539
• − Insurance: −$400
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,324
• Taxable income: $4,470
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $4,323/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

+77.6% since first listed

13 events — show timeline

• 2025-12-26 Pending — UNYREIS
• 2025-11-14 Listed $79,900 UNYREIS
• 2019-07-19 Sold (MLS) $58,000 UNYREIS
• 2019-07-16 Sold (Public Records) $57,999 Public Records
• 2019-07-08 Pending — UNYREIS
• 2019-06-26 Pending — UNYREIS
• 2019-05-28 Price Changed $64,900 UNYREIS
• 2019-04-29 Relisted — UNYREIS
• 2019-03-04 Listing Removed — UNYREIS
• 2019-01-23 Listed $69,900 UNYREIS
• 2015-05-08 Sold (MLS) $31,000 UNYREIS
• 2015-01-20 Listed $35,000 UNYREIS
• 2005-10-14 Sold (Public Records) $45,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,539 · +1.1% YoY. Source: county tax records.