7086 Depot Rd · Ovid, NY 14521

$139,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 6 Days on market

Built 1880 1.23 ac lot Est $115k · 21% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Well maintained home on 1.23 acres w/ newer furnace (12/18), central air, good windows & plenty of storage in the outbuilding w/ electric. The home features 1st floor living w/ eat in kitchen, family room, full bathroom, laundry area & bedroom plus 2 additional bedrooms upstairs. Kitchen has plenty of cupboard space, bay window & built in desk area. The family room has another great window with space to show off the family treasures! First floor bedroom is good size w/ it's own closet. The upstairs has 2 additional bedrooms and a hall closet. The partial basement has easy access to the mechanical's. 2 story outbuilding w/ electric for your storage needs. Interior floors steam cleaned yearly. Home's exterior was power washed & windows professionally cleaned yearly.

Key facts

• Barn
• One-floor living
• Two porches

Tags

• CORNER LOT
• BARN
• ONE-FLOOR LIVING
• TWO PORCHES
• OVERSIZED LOT

Property features AI

Exterior

• Parking: No garage; driveway with asphalt surface
• Utilities: Public water; Sewer connected; Circuit breaker electric service; Water connected
• Home design: Single-family residence; Two levels / 2 stories
• Construction: Vinyl siding; Stone foundation; Asphalt roof; Built with traditional construction materials
• Exterior features: Deck; Porch; Corner lot; Rectangular lot; Barn(s) and outbuilding

Interior

• Kitchen: Dishwasher; Electric cooktop; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Ceramic tile; Tile; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Eat-in kitchen; Partial basement with sump pump; 6 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (27.9% below list).
• Recommended offer: $92k (33.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#920 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety D, crime F, amenities F.
• South Seneca Central School District (rural): math 30% / reading 42% proficiency, ranked #552 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Seneca Elementary School (math 32% / reading 32%, grade F, #1,646 of 2,108 statewide, top 80%, 315 students, 52% FRL).
• Market conditions: 25 active listings in the ZIP; 48 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Seneca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $102k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,320 (33.6% 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 1880 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.72% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.15%
• DSCR: 0.64
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $115,104
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7198 Ann St	0.42mi	3/1.5 (+1)	1,165 (+10%)	9mo	$127,000	$109	48

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: 18.6%
• Equity multiple: 2.51×
• Total profit: $58,947
• Equity at exit: $125,222

10-year hold

• IRR: 17.3%
• Equity multiple: 5.80×
• Total profit: $186,970
• Equity at exit: $270,046

Cash invested: $38,920 (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 14521

• Home prices YoY: 9.0%
• Active inventory: 25
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$269 /mo · $3,225/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-264

Break-even live

Break-even rent $1,336

Max offer price $92,320

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-225	+0% $-264	+5% $-304	+10% $-343
Rent	-10% $-343	-5% $-304	+0% $-264	+5% $-225	+10% $-185
Rate	-1.0pp $-194	-0.5pp $-229	base $-264	+0.5pp $-300	+1.0pp $-337

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-09
   statusdays on market $139,000 Pending 6 DOM
2. 2026-06-08
   days on market $139,000 Active 5 DOM
3. 2026-06-07
   days on market $139,000 Active 4 DOM
4. 2026-06-07
   days on market $139,000 Active 3 DOM
5. 2026-06-04
   remarks 693-char remark
6. 2026-06-04
   listed $139,000 Active 1 DOM

ⓘ 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: $3,225 · $269/mo
• Projected year-2 tax: $3,225 · $269/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $12,021
• − Mortgage interest: −$7,786
• − Property taxes: −$3,225
• − Insurance: −$695
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$4,044
• Taxable loss: −$5,652
• Est. tax savings @ 24.0%: +$1,357
• After-tax cash flow: $-1,814/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: South Seneca Central School District
• NCES district ID: 3622140
• Math proficiency: 30% ▼ -21.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $45,533
• Composite: 30.71/100
• National rank: #6170
• State rank: #552 of 590 in NY

Livability — Ovid

• Score: 61/100
• State rank: #920
• US rank: #17991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ovid, NY
• Population (ZIP): 3,282

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 33,457 people
• By 2030: 32,540 · -2.7%
• By 2040: 30,680 · -8.3%
• By 2050: 28,875 · -13.7%
• By 2075: 24,757 · -26.0%
• By 2100: 19,591 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Romanian 2% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 85% English-only · German/W. Germanic 9% Spanish 5%

Political lean MEDSL · Seneca

• 2024 margin: R (+11.8) · D 44.1% · R 55.9%
• 2008→2024 swing: -14.4pp toward R · 2008: 2.6pp · 2024: -11.8pp
• All cycles: 2024: R+11.8 2020: R+9.1 2016: R+12.1 2012: D+9.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.36%
• Current HPI: 332.6659
• 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

+16.8% since first listed

8 events — show timeline

• 2026-06-03 Listed $139,000 IBRMLS
• 2020-05-11 Sold (Public Records) $102,500 Public Records
• 2020-04-29 Sold (MLS) $102,500 UNYREIS
• 2020-04-28 Sold (MLS) $102,500 IBRMLS
• 2020-04-28 Sold (MLS) $102,500 IBRMLS
• 2020-02-03 Listed $119,000 IBRMLS
• 2020-02-03 Listed $119,000 IBRMLS
• 2020-02-01 Listed $119,000 UNYREIS

Property tax history

+7.7%/yr

Latest (2025): $3,225 · +6.7% YoY. Source: county tax records.