30 Elm St · Perry, NY 14530

$79,900

3 bd · 2.5 ba · 1,306 sqft · SingleFamily public records · 5 Days on market

Built 1920 6,098 sqft lot Est $142k · 44% under

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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 +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-Bedroom Colonial Below Assessed Value! This classic 3-bedroom, 1.5-bath colonial offers timeless character and plenty of space with 1,653 square feet of comfortable living. The main floor offers a welcoming living room with a gas fireplace, formal dining area, and an inviting kitchen with ample storage. Upstairs, you’ll find three bedrooms and a full bath. Additional conveniences include a 2-car garage, a half bath on the main level, pantry area. Set in a desirable neighborhood close to schools and shopping, this property is priced below assessed value—an excellent opportunity for homebuyers or investors looking for instant equity. Don’t miss your chance to m

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.9% vs local median 4.2% in Perry — 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 72/100 on livability (#348 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Perry Central School District (rural): math 53% / reading 63% proficiency, ranked #272 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 14y 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 $62k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1920 — 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: 1.57% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.52%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $142,354
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Olin Ave	0.30mi	3/1.0	1,392 (+7%)	11mo	$148,000	$106	60
23 Hawthorne St	0.35mi	3/2.0	1,426 (+9%)	9mo	$163,500	$115	59
46 Watkins Ave	0.32mi	3/2.0	1,144 (-12%)	6mo	$164,500	$144	57
66 Water St	0.09mi	3/1.0	1,133 (-13%)	14mo	$100,000	$88	56
3 Watrous St	0.61mi	3/2.0	1,240 (-5%)	10mo	$135,000	$109	52
88 Borden Ave	0.35mi	3/1.5	1,380 (+6%)	24mo	$110,000	$80	50
88 Gardeau Rd	0.38mi	3/1.0	1,148 (-12%)	7mo	$151,000	$132	50
5 Watkins Ave	0.49mi	3/1.5	1,344 (+3%)	22mo	$60,000	$45	50
26 Bradford St	0.70mi	3/1.5	1,364 (+4%)	12mo	$149,900	$110	46
21 Benedict St	0.22mi	4/1.0 (+1)	1,476 (+13%)	15mo	$35,000	$24	45
21 Orchard St	0.68mi	4/2.0 (+1)	1,498 (+15%)	12mo	$205,000	$137	26

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: 16.6%
• Equity multiple: 1.67×
• Total profit: $14,994
• Equity at exit: $11,913

10-year hold

• IRR: 25.2%
• Equity multiple: 3.19×
• Total profit: $49,088
• 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 14530

• Home prices YoY: -4.0%
• Active inventory: 23
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $438

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 60%

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 15 events

1. 2026-03-30
   status Pending
2. 2026-03-25
   listed $79,900 Active
3. 2016-03-05
   historical
4. 2015-09-04
   listed $56,900 Active
5. 2015-08-14
   historical
6. 2015-06-22
   price $57,000
7. 2015-05-13
   listed $62,000 Active
8. 2013-04-25
   historical
9. 2012-08-19
   listed $74,900
10. 2012-08-19
    listed $74,900
11. 2012-08-17
    listed $74,900
12. 2012-08-17
    historical
13. 2012-06-18
    listed $82,000
14. 2001-08-30
    soldstatus $62,000
15. 1994-02-16
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $15,047
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,324
• Taxable income: $4,241
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $4,243/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: Perry Central School District
• NCES district ID: 3622770
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 63% ▲ 12.00%
• Median HH income: $48,386
• Composite: 49.23/100
• National rank: #2036
• State rank: #272 of 590 in NY

Livability — Perry

• Score: 72/100
• State rank: #348
• US rank: #5898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry, NY
• Population (ZIP): 6,396

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Black 5% Two or more races 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 3% Danish 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

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: ▼ -10.45%
• Current HPI: 250.8251
• 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

+128.3% since first listed

15 events — show timeline

• 2026-03-30 Pending — UNYREIS
• 2026-03-25 Listed $79,900 UNYREIS
• 2016-03-05 Listing Removed — WNYREIS
• 2015-09-04 Listed $56,900 WNYREIS
• 2015-08-14 Listing Removed — WNYREIS
• 2015-06-22 Price Changed $57,000 WNYREIS
• 2015-05-13 Listed $62,000 WNYREIS
• 2013-04-25 Listing Removed — UNYREIS
• 2012-08-19 Listed $74,900 WNYREIS
• 2012-08-19 Listed $74,900 UNYREIS
• 2012-08-17 Listing Removed — UNYREIS
• 2012-08-17 Listed $74,900 UNYREIS
• 2012-06-18 Listed $82,000 UNYREIS
• 2001-08-30 Sold (Public Records) $62,000 Public Records
• 1994-02-16 Sold (Public Records) $35,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $4,218 · +2.1% YoY. Source: county tax records.