7 Ritton St · Sidney, NY 13838

$100,000

3 bd · 1.5 ba · 1,449 sqft · SingleFamily public records · 83 Days on market

Built 1942 Fair condition 0.25 ac lot $69/sqft · 37% below area Est $159k · 37% 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 +22.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.4/10.0
• Appreciation +6.3/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming 3-bedroom home situated on a spacious 0.25-acre lot. Featuring a functional layout, attached garage, and great natural light throughout. The property offers solid bones and just needs a few cosmetic updates and personal touches to truly shine. Great opportunity for homeowners or investors looking for value and potential in a desirable residential setting.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1942

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.2% in Sidney — 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 69/100 on livability (#476 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, amenities F, commute F.
• Sidney Central School District (town): math 44% / reading 47% proficiency, ranked #462 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sidney Elementary School (math 41% / reading 50%, grade D-, #1,271 of 2,108 statewide, top 60%, 527 students, 52% FRL); Sidney Middle School (math 32% / reading 42%, grade F, #448 of 729 statewide, top 63%, 171 students, 53% FRL); Sidney High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 336 students, 48% FRL).
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $3k appreciation (2.6% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 6.7

CMA / ARV

• ARV (median comp): $158,959
• List price: $100,000
• Delta: -37.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Secor St	0.23mi	3/1.5	1,464 (+1%)	7mo	$240,000	$164	82
12 Cayuga St	0.36mi	3/2.0	1,465 (+1%)	3mo	$185,400	$127	77
78 W Main St	0.11mi	3/1.5	1,332 (-8%)	7mo	$120,000	$90	76
22 Ritton St	0.09mi	4/1.0 (+1)	1,365 (-6%)	4mo	$155,000	$114	76
10 Cayuga	0.37mi	3/1.5	1,400 (-3%)	3mo	$171,000	$122	74
9 Ritton St	0.01mi	4/1.0 (+1)	1,566 (+8%)	9mo	$125,000	$80	71
7 Secor St	0.21mi	2/1.0 (-1)	1,550 (+7%)	2mo	$43,500	$28	70
7 Loomis Dr	0.46mi	3/1.5	1,503 (+4%)	5mo	$160,000	$106	68
24 Sunset Ave	0.26mi	3/2.0	1,348 (-7%)	10mo	$197,000	$146	66
2 Cayuga St	0.45mi	4/2.0 (+1)	1,575 (+9%)	6mo	$144,500	$92	52
20 Sharon St	0.41mi	4/2.0 (+1)	1,619 (+12%)	3mo	$67,000	$41	52
65 E Main St	0.50mi	3/2.0	1,254 (-14%)	5mo	$149,900	$120	48

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.76×
• Total profit: $21,287
• Equity at exit: $42,756

10-year hold

• IRR: 15.8%
• Equity multiple: 3.24×
• Total profit: $62,816
• Equity at exit: $64,223

Cash invested: $28,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 6 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $120,000 ($89/sqft)
• Median days on market: 73 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +22.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13838

• Home prices YoY: 0.8%
• Active inventory: 46
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$245 /mo · $2,942/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $176

Break-even live

Break-even rent $1,027

Max offer price $100,000

Occupancy floor 81%

Sensitivity live

Price	-10% $233	-5% $205	+0% $176	+5% $148	+10% $120
Rent	-10% $77	-5% $127	+0% $176	+5% $226	+10% $275
Rate	-1.0pp $227	-0.5pp $202	base $176	+0.5pp $150	+1.0pp $124

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5355 Main St Sidney, NY	2.0	1.0	1500	$1,250	$0.83	93d	1	0.59mi

Listing history 4 events

1. 2026-06-01
   days on market $100,000 Active 83 DOM
2. 2026-05-31
   days on market $100,000 Active 82 DOM
3. 2026-03-10
   listed $100,000 Active 369-char remark

   Show marketing remark (369 chars)

   Charming 3-bedroom home situated on a spacious 0.25-acre lot. Featuring a functional layout, attached garage, and great natural light throughout. The property offers solid bones and just needs a few cosmetic updates and personal touches to truly shine. Great opportunity for homeowners or investors looking for value and potential in a desirable residential setting.

4. 2007-05-25
   soldstatus $98,000

ⓘ 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: $2,942 · $245/mo
• Projected year-2 tax: $2,942 · $245/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 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$5,602
• − Property taxes: −$2,942
• − Insurance: −$500
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,909
• Taxable income: $647
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $1,959/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $7,245–$21,735 screening

This charming 3-bedroom home on a spacious lot needs some cosmetic updates and maintenance to improve its curb appeal and value. A fresh coat of paint and some landscaping improvements can significantly enhance its resale and rental potential.

Repairs flagged

• Minor roof — No visible damage, but the roof may need a visual inspection.
• Moderate siding — The siding shows some wear and tear, indicating a need for repainting or minor repairs.
• Minor paint — The exterior paint appears faded, suggesting a need for touch-up or repainting.
• Minor landscaping — The landscaping is well-maintained, but some shrubs may need trimming or replacement.

Value-add opportunities

• Both painting the exterior — Fresh paint can significantly improve the curb appeal and value of the home. ↑
• Both landscaping improvements — A well-maintained yard can enhance the home's appeal and increase its value. ↑
• Both roof inspection — A thorough inspection can ensure the roof is in good condition and address any potential issues before they become major repairs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Sidney Elementary School D- NY #1,271/2,108 Nat'l #15,746/41,679 Middle Sidney Middle School F NY #448/729 Nat'l #6,830/14,009 High Sidney High School A NY #409/1,100 Nat'l #817/17,239

Schools (NCES district)

• District: Sidney Central School District
• NCES district ID: 3626850
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $42,110
• Composite: 38.29/100
• National rank: #4232
• State rank: #462 of 590 in NY

C Composite livability gradescore 69/100

Livability — Sidney

• Score: 69/100
• State rank: #476
• US rank: #8397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, NY
• County: Delaware · 42,668 people
• Population (ZIP): 4,185
• Household income: $51,287
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 8% of renters

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Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 12% Hispanic / Latino 8% Black 2%
• Common ancestry: Romanian 10% Iranian 9% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 5% Other Asian/Pacific 2% Spanish 2%

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Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.60%
• Current HPI: 324.4858
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

+2.0% since first listed

2 events — show timeline

• 2026-03-10 Listed $100,000 WNYREIS
• 2007-05-25 Sold (Public Records) $98,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,942 · +9.2% YoY. Source: county tax records.