2716 Green St · Weedsport, NY 13166

$184,900

2 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 9 Days on market

Built 1925 6,055 sqft lot Est $259k · 28% under

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Why this score? — see what drove the C+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Solid 2-bedroom, 1-bath ranch in the heart of Weedsport Village, offering single-floor living on a quiet neighborhood street just a quarter mile from the NYS Thruway — an ideal midpoint between Syracuse and Rochester for commuters. The home features a wide-open floor plan with both an eat-in kitchen and a formal dining room, plus a full basement providing generous storage, workshop, or future finishing potential. Exterior updates include vinyl siding and an architectural shingle roof, and the attached garage adds everyday convenience. All appliances are included. A well-maintained home with strong bones, ready for a new owner to add their personal touches. An excellent opportunity to

Key facts

• 6,055 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Resale property; Vinyl siding
• Construction: Block foundation; Vinyl siding; Existing (previously built)
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 70 x 86

Interior

• Kitchen: Free‑standing range; Oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $30 ($362/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (11.9% below list).
• Recommended offer: $163k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#660 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, health & safety D-.
• Weedsport Central School District (town): math 58% / reading 44% proficiency, ranked #340 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 16 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,854 (11.9% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $258,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2710 Liberty St	0.26mi	3/1.0 (+1)	1,203 (+7%)	9mo	$137,000	$114	64
2808 Sharon St	0.61mi	2/1.5	1,176 (+5%)	4mo	$269,900	$230	58
8779 South St	0.60mi	3/1.5 (+1)	1,216 (+8%)	7mo	$176,900	$145	46
2799 Marshall St	0.62mi	3/2.5 (+1)	1,248 (+11%)	2mo	$315,000	$252	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $102,636
• Equity at exit: $166,573

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $300,757
• Equity at exit: $359,220

Cash invested: $51,772 (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 13166

• Home prices YoY: 5.8%
• Active inventory: 16
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $30

Break-even live

Break-even rent $1,590

Max offer price $184,900

Occupancy floor 93%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   listed $184,900 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: $2,516 · $210/mo
• Projected year-2 tax: $2,820 · $235/mo
• Expected delta: +$304/yr (+$25/mo · 12.1%)

ⓘ 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 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,542
• − Mortgage interest: −$10,357
• − Property taxes: −$2,516
• − Insurance: −$924
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$5,379
• Taxable loss: −$2,761
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $1,025/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: Weedsport Central School District
• NCES district ID: 3630420
• Math proficiency: 58% ▼ -4.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $60,918
• Composite: 44.73/100
• National rank: #2752
• State rank: #340 of 590 in NY

Livability — Weedsport

• Score: 66/100
• State rank: #660
• US rank: #12307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weedsport, NY
• Population (ZIP): 5,667

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Romanian 8% Iranian 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.93%
• Current HPI: 347.8499
• 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

2 events — show timeline

• 2026-05-01 Pending — CNYIS
• 2026-04-22 Listed $184,900 CNYIS

Property tax history

+7.0%/yr

Latest (2025): $2,516 · +0.8% YoY. Source: county tax records.