8344 Dansville Mount Morris Rd · Kysorville, NY 14437

$159,900

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 7 Days on market

Built 1966 0.52 ac lot $131/sqft · 24% below area Est $209k · 24% under

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Why this score? — see what drove the D 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 +9.0/30.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +2.6/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, Location, Location! This 3-bedroom 1-bathroom ranch is perfectly located just outside of the village on a private half-acre lot with scenic valley views! The home is in need of some cosmetic re-envisioning but has a great lay out and a spacious 2 car attached garage! The full basement has multiple rooms, lots of storage, and walk-up access to the garage! Outside the home you will find a new concrete step entry way with vinyl railing, a large fenced in yard, and a covered rear concrete porch great for entertaining! Property "as-is". Delayed Negotiations with offers due 5/7 by 6PM.

Key facts

• Lots of storage
• Full basement
• Walk-up access

Tags

• PRIVATE HALF-ACRE LOT
• SCENIC VALLEY VIEWS
• SPACIOUS 2 CAR ATTACHED GARAGE
• FULL BASEMENT
• LOTS OF STORAGE
• WALK-UP ACCESS

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank
• Home design: One-story existing home; Aluminum siding; Block foundation; Resale property
• Construction: Aluminum siding construction; Block foundation; Existing (pre-owned) build
• Exterior features: Dirt driveway; Gravel driveway; Agricultural, rectangular lot; 150 x 150 lot dimensions; Road frontage on a main thoroughfare

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric baseboard heating; Heating present
• Interior features: Separate/formal living room; Country kitchen; Bedroom on main level; Full walk-out basement; One fireplace
• Laundry & utility: Laundry located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (13.1% below list).
• Recommended offer: $138k (13.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 51/100 on livability (#1,165 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, employment B+; Watch: schools F, amenities F, 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: 57 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $137,770 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 9.6

CMA / ARV

• ARV (median comp): $209,246
• List price: $159,900
• Delta: -23.58%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-33,796
• Equity at exit: $23,842

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-39,322
• Equity at exit: $13,825

Cash invested: $44,772 (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 14437

• Home prices YoY: -12.4%
• Active inventory: 57
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$318 /mo · $3,819/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-125

Break-even live

Break-even rent $1,549

Max offer price $137,770

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-80	+0% $-125	+5% $-171	+10% $-216
Rent	-10% $-235	-5% $-180	+0% $-125	+5% $-70	+10% $-15
Rate	-1.0pp $-45	-0.5pp $-85	base $-125	+0.5pp $-167	+1.0pp $-209

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   status Pending 607-char remark
2. 2026-05-01
   listed $159,900 Active 607-char remark

ⓘ 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: $3,819 · $318/mo
• Projected year-2 tax: $3,819 · $318/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,680
• − Mortgage interest: −$8,957
• − Property taxes: −$3,819
• − Insurance: −$800
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$4,652
• Taxable loss: −$4,215
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $-492/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 — Kysorville

• Score: 51/100
• State rank: #1165
• US rank: #25362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

2 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-05-01 Listed $159,900 UNYREIS

Property tax history

+1.3%/yr

Latest (2025): $3,819 · +2.8% YoY. Source: county tax records.