6050 Lake St · Wolcott, NY 14590

$82,500

3 bd · 1.5 ba · 1,476 sqft · SingleFamily public records · 241 Days on market

Built 1835 0.34 ac lot Est $134k · 39% under ↓ 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6050 Lake Street situated on a large lot in the Village of Wolcott. This 4 bedroom, 3 bath, Two story home has an attached carport. There is unfinished work in the home and needs TLC to make it just the way you like. Large 1st floor primary bedroom & bathroom addition. Close to many conveniences and nice back yard. Public water & sewer, cable and high speed internet!

Key facts

• High speed internet
• Large lot
• Bathroom addition

Tags

• LARGE LOT
• FIRST FLOOR PRIMARY BEDROOM
• BATHROOM ADDITION
• NICE BACK YARD
• PUBLIC WATER
• HIGH SPEED INTERNET

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Carport; Driveway
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Existing construction
• Exterior features: Dirt driveway; Gravel driveway; Shed(s); Storage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile; Resilient flooring; Tile; Varied flooring
• Bathrooms: Three full bathrooms; Two main-level bathrooms
• Heating & cooling: Oil forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Cathedral ceilings; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Bath in primary bedroom; Main level primary; Thermal windows
• Laundry & utility: Main-level laundry; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#460 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, commute A-; Watch: amenities F, employment F, health & safety D-.
• North Rose-Wolcott Central School District (rural): math 43% / reading 38% proficiency, ranked #514 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Rose-Wolcott Elementary School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 417 students, 60% FRL); North Rose-Wolcott Middle School (math 29% / reading 32%, grade F, #537 of 729 statewide, top 74%, 343 students, 62% FRL); North Rose-Wolcott High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 367 students, 57% FRL).
• Market conditions: 45 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -24% 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1835 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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 1835 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.58% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $134,316
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5934 Williams St	0.29mi	3/2.0	1,378 (-7%)	8mo	$125,000	$91	67
5955 Jefferson St	0.30mi	3/1.5	1,346 (-9%)	20mo	$80,000	$59	55
5893 Draper St	0.58mi	4/1.5 (+1)	1,440 (-2%)	16mo	$150,000	$104	50
11914 W Main St	0.53mi	4/2.0 (+1)	1,600 (+8%)	7mo	$165,000	$103	49
5962 New Hartford St	0.36mi	4/2.0 (+1)	1,650 (+12%)	19mo	$130,000	$79	41

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $8,013
• Equity at exit: $12,301

10-year hold

• IRR: 18.1%
• Equity multiple: 2.51×
• Total profit: $34,773
• Equity at exit: $7,133

Cash invested: $23,100 (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 14590

• Home prices YoY: -26.1%
• Active inventory: 45
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $334

Break-even live

Break-even rent $877

Max offer price $82,500

Occupancy floor 69%

Sensitivity live

Price	-10% $381	-5% $358	+0% $334	+5% $311	+10% $288
Rent	-10% $231	-5% $283	+0% $334	+5% $386	+10% $437
Rate	-1.0pp $376	-0.5pp $355	base $334	+0.5pp $313	+1.0pp $291

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $82,500 Active 241 DOM
2. 2026-06-21
   days on market $82,500 Active 240 DOM
3. 2026-06-18
   days on market $82,500 Active 238 DOM
4. 2026-06-17
   days on market $82,500 Active 237 DOM
5. 2026-06-16
   days on market $82,500 Active 236 DOM
6. 2026-06-15
   days on market $82,500 Active 235 DOM
7. 2026-06-13
   days on market $82,500 Active 233 DOM
8. 2026-06-12
   days on market $82,500 Active 232 DOM
9. 2026-06-09
   days on market $82,500 Active 229 DOM
10. 2026-06-08
    days on market $82,500 Active 228 DOM
11. 2026-06-07
    days on market $82,500 Active 227 DOM
12. 2026-06-05
    days on market $82,500 Active 225 DOM
13. 2026-06-04
    days on market $82,500 Active 223 DOM
14. 2026-06-02
    days on market $82,500 Active 222 DOM
15. 2026-06-01
    days on market $82,500 Active 221 DOM
16. 2026-05-31
    days on market $82,500 Active 220 DOM
17. 2026-05-20
    price $82,500
18. 2026-03-11
    price $89,900
19. 2025-11-14
    price $94,900
20. 2025-10-23
    listed $99,900 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: $2,713 · $226/mo
• Projected year-2 tax: $2,713 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,605
• − Mortgage interest: −$4,621
• − Property taxes: −$2,713
• − Insurance: −$412
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,400
• Taxable income: $2,961
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $3,300/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: North Rose-Wolcott Central School District
• NCES district ID: 3616980
• Math proficiency: 43% ▬ 0.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $47,545
• Composite: 34.7/100
• National rank: #5140
• State rank: #514 of 590 in NY

Livability — Wolcott

• Score: 70/100
• State rank: #460
• US rank: #8010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolcott, NY
• Population (ZIP): 5,264

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 4% Black 1%
• Common ancestry: Iranian 5% Lithuanian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.24%
• Current HPI: 225.0111
• 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

-17.4% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $82,500 UNYREIS
• 2026-03-11 Price Changed $89,900 UNYREIS
• 2025-11-14 Price Changed $94,900 UNYREIS
• 2025-10-23 Listed $99,900 UNYREIS

Property tax history

+15.9%/yr

Latest (2025): $2,713 · -15.1% YoY. Source: county tax records.