2182 Oak Hill Rd · Moravia, NY 13118

$120,000

6 bd · 2.0 ba · 4,000 sqft · SingleFamily public records · 31 Days on market

Built 1870 2.50 ac lot

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity Is Knocking with this yesteryear 1900's house, SOLD AS IS this over 4200 square foot property that use to be a 2 family dwelling. Original Plank & hardwood floors, mopboard trim, 2 staircases. Large back porch, 2 electrical boxes, a full basement situated on 2.5 aces all for you to come to explore, look, dream and make your plans! Located in the lovely town of​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Moravia.

Key facts

• 2.5 acre lot
• Built 1870
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 5.7% in Moravia — 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 (#357 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Moravia Central School District (rural): math 42% / reading 56% proficiency, ranked #391 of 590 in NY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Millard Fillmore Elementary School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 387 students, 51% FRL) — zoned schools average 51% FRL vs 35% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 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 $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $67k; list at $120k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — 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 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?
5. 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.
6. 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.
7. 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: 2.18% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.95%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 58.5%
• Equity multiple: 5.28×
• Total profit: $143,776
• Equity at exit: $108,106

10-year hold

• IRR: 52.0%
• Equity multiple: 11.77×
• Total profit: $361,841
• Equity at exit: $233,134

Cash invested: $33,600 (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 13118

• Home prices YoY: 29.3%
• Active inventory: 28
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,611 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $1,231

Break-even live

Break-even rent $1,054

Max offer price $120,000

Occupancy floor 48%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-03-25
   status Pending
2. 2026-02-22
   listed $120,000 Active
3. 2025-11-04
   price $120,000
4. 2025-01-03
   listed $160,000 Active
5. 2019-10-24
   soldstatus $67,010
6. 2019-10-21
   soldstatus $67,010 Closed Sale or Rented 481-char remark

   Show marketing remark (481 chars)

   Opportunity Is Knocking with this yesteryear 1900's house, SOLD AS IS this over 4200 square foot property that use to be a 2 family dwelling. Original Plank & hardwood floors, mopboard trim, 2 staircases. Large back porch, 2 electrical boxes, a full basement situated on 2.5 aces all for you to come to explore, look, dream and make your plans! Located in the lovely town of​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Moravia.

7. 2019-10-21
   soldstatus $65,490

   Show marketing remark (481 chars)

   Opportunity Is Knocking with this yesteryear 1900's house, SOLD AS IS this over 4200 square foot property that use to be a 2 family dwelling. Original Plank & hardwood floors, mopboard trim, 2 staircases. Large back porch, 2 electrical boxes, a full basement situated on 2.5 aces all for you to come to explore, look, dream and make your plans! Located in the lovely town of​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Moravia.

8. 2019-09-27
   status Under Contract- Do Not Show 481-char remark

   Show marketing remark (481 chars)

   Opportunity Is Knocking with this yesteryear 1900's house, SOLD AS IS this over 4200 square foot property that use to be a 2 family dwelling. Original Plank & hardwood floors, mopboard trim, 2 staircases. Large back porch, 2 electrical boxes, a full basement situated on 2.5 aces all for you to come to explore, look, dream and make your plans! Located in the lovely town of​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Moravia.

9. 2019-08-16
   status Pending Sale 481-char remark

   Show marketing remark (481 chars)

   Opportunity Is Knocking with this yesteryear 1900's house, SOLD AS IS this over 4200 square foot property that use to be a 2 family dwelling. Original Plank & hardwood floors, mopboard trim, 2 staircases. Large back porch, 2 electrical boxes, a full basement situated on 2.5 aces all for you to come to explore, look, dream and make your plans! Located in the lovely town of​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Moravia.

10. 2019-06-29
    historical Continue to Show- Under Contract 481-char remark

    Show marketing remark (481 chars)

    Opportunity Is Knocking with this yesteryear 1900's house, SOLD AS IS this over 4200 square foot property that use to be a 2 family dwelling. Original Plank & hardwood floors, mopboard trim, 2 staircases. Large back porch, 2 electrical boxes, a full basement situated on 2.5 aces all for you to come to explore, look, dream and make your plans! Located in the lovely town of​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Moravia.

11. 2019-05-26
    price $65,000 481-char remark

    Show marketing remark (481 chars)

    Opportunity Is Knocking with this yesteryear 1900's house, SOLD AS IS this over 4200 square foot property that use to be a 2 family dwelling. Original Plank & hardwood floors, mopboard trim, 2 staircases. Large back porch, 2 electrical boxes, a full basement situated on 2.5 aces all for you to come to explore, look, dream and make your plans! Located in the lovely town of​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Moravia.

12. 2019-04-29
    price $70,000 481-char remark

    Show marketing remark (481 chars)

    Opportunity Is Knocking with this yesteryear 1900's house, SOLD AS IS this over 4200 square foot property that use to be a 2 family dwelling. Original Plank & hardwood floors, mopboard trim, 2 staircases. Large back porch, 2 electrical boxes, a full basement situated on 2.5 aces all for you to come to explore, look, dream and make your plans! Located in the lovely town of​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Moravia.

13. 2019-04-17
    price $80,000 481-char remark

    Show marketing remark (481 chars)

    Opportunity Is Knocking with this yesteryear 1900's house, SOLD AS IS this over 4200 square foot property that use to be a 2 family dwelling. Original Plank & hardwood floors, mopboard trim, 2 staircases. Large back porch, 2 electrical boxes, a full basement situated on 2.5 aces all for you to come to explore, look, dream and make your plans! Located in the lovely town of​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Moravia.

14. 2019-04-17
    listed $8,000 Active 481-char remark

    Show marketing remark (481 chars)

    Opportunity Is Knocking with this yesteryear 1900's house, SOLD AS IS this over 4200 square foot property that use to be a 2 family dwelling. Original Plank & hardwood floors, mopboard trim, 2 staircases. Large back porch, 2 electrical boxes, a full basement situated on 2.5 aces all for you to come to explore, look, dream and make your plans! Located in the lovely town of​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Moravia.

15. 2019-04-15
    listed $65,000
16. 2001-10-02
    soldstatus $27,000

ⓘ 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: $1,836 · $153/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$96/yr (+$8/mo · 5.2%)

ⓘ 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 2/10 Low 7 d/yr ≥92°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: $31,336
• − Mortgage interest: −$6,722
• − Property taxes: −$1,836
• − Insurance: −$600
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − Depreciation: −$3,491
• Taxable income: $13,673
• Est. tax owed @ 24.0%: −$3,282
• After-tax cash flow: $11,486/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: Moravia Central School District
• NCES district ID: 3619800
• Math proficiency: 42% ▼ -2.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $55,991
• Composite: 42.47/100
• National rank: #3215
• State rank: #391 of 590 in NY

Livability — Moravia

• Score: 72/100
• State rank: #357
• US rank: #6025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,514

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 (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▲ 82.97%
• Current HPI: 366.5746
• 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

+344.4% since first listed

16 events — show timeline

• 2026-03-25 Pending — GBAOR
• 2026-02-22 Listed $120,000 GBAOR
• 2025-11-04 Price Changed $120,000 GBAOR
• 2025-01-03 Listed $160,000 GBAOR
• 2019-10-24 Sold (Public Records) $67,010 Public Records
• 2019-10-21 Sold (MLS) $65,490 IBRMLS
• 2019-10-21 Sold (MLS) $67,010 CNYIS
• 2019-09-27 Pending — CNYIS
• 2019-08-16 Pending — CNYIS
• 2019-06-29 Contingent — CNYIS
• 2019-05-26 Price Changed $65,000 CNYIS
• 2019-04-29 Price Changed $70,000 CNYIS
• 2019-04-17 Price Changed $80,000 CNYIS
• 2019-04-17 Listed $8,000 CNYIS
• 2019-04-15 Listed $65,000 IBRMLS
• 2001-10-02 Sold (Public Records) $27,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,836 · +1.8% YoY. Source: county tax records.