8 Waverly Street St · Van Etten, NY 14889

$139,500

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 63 Days on market

Built 1994 0.42 ac lot

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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).

• Cash flow +14.4/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fully remodeled and move-in ready, this 3-bedroom, 2 full bath home is ready for you to call home sweet home! With a quality look and feel comparable to a stick-built home, this property offers comfort, style, and functionality throughout.  Step inside to find a bright, open layout featuring brand-new cabinetry with abundant storage and a versatile island that flows seamlessly into the living room—perfect for everyday living or entertaining. The dedicated laundry area includes added cabinetry for extra convenience and organization.  Enjoy all-new flooring throughout, including luxury vinyl plank and plush carpet, along with beautifully updated bathrooms featuring new vanities and fixtures. A spacious bedroom and full bath are located just off the kitchen, while two additional bedrooms and another large full bathroom provide plenty of space for family, guests, or a home office.  Additional updates include new doors throughout, a storm door, and newly built decks that extend your living space outdoors. The large backyard offers endless possibilities—complete with a fire pit and plenty of room to entertain, garden, or relax. A nicely sized shed provides great extra storage.  Conveniently located within walking distance to local shops, the library, park, school, and even ice cream, this home blends modern updates with small-town charm.  Don’t miss your chance to own this beautifully updated home!

Key facts

• Fully remodeled
• Bright open layout
• Brand new cabinetry

Tags

• FULLY REMODELED
• BRIGHT OPEN LAYOUT
• BRAND NEW CABINETRY
• DEDICATED LAUNDRY AREA
• NEW FLOORING
• UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $29 ($343/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (17.7% below list).
• Recommended offer: $115k (17.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,054 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, schools D+, crime F.
• Spencer-Van Etten Central School District (rural): math 50% / reading 48% proficiency, ranked #405 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 91 units permitted in Chemung County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($964 loan paydown + $8k appreciation (5.4% local appreciation)).
• Chemung County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $140k implies a 598% gain — meaningful room to come down on a strong offer.

Recommended offer $114,767 (17.7% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.95×
• Total profit: $37,274
• Equity at exit: $82,599

10-year hold

• IRR: 15.1%
• Equity multiple: 3.81×
• Total profit: $109,580
• Equity at exit: $145,577

Cash invested: $39,060 (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 14889

• Home prices YoY: 2.6%
• Active inventory: 15
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $29

Break-even live

Break-even rent $1,111

Max offer price $139,500

Occupancy floor 93%

Sensitivity live

Price	-10% $108	-5% $68	+0% $29	+5% $-11	+10% $-50
Rent	-10% $-62	-5% $-17	+0% $29	+5% $74	+10% $119
Rate	-1.0pp $99	-0.5pp $64	base $29	+0.5pp $-8	+1.0pp $-44

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-03
   status $139,500 Pending 63 DOM
2. 2026-06-02
   days on market $139,500 Active 63 DOM
3. 2026-06-01
   days on market $139,500 Active 62 DOM
4. 2026-05-31
   days on market $139,500 Active 61 DOM
5. 2026-05-30
   days on market $139,500 Active 60 DOM
6. 2026-04-30
   price $139,500 1458-char remark

   Show marketing remark (1458 chars)

   Fully remodeled and move-in ready, this 3-bedroom, 2 full bath home is ready for you to call home sweet home! With a quality look and feel comparable to a stick-built home, this property offers comfort, style, and functionality throughout.  Step inside to find a bright, open layout featuring brand-new cabinetry with abundant storage and a versatile island that flows seamlessly into the living room—perfect for everyday living or entertaining. The dedicated laundry area includes added cabinetry for extra convenience and organization.  Enjoy all-new flooring throughout, including luxury vinyl plank and plush carpet, along with beautifully updated bathrooms featuring new vanities and fixtures. A spacious bedroom and full bath are located just off the kitchen, while two additional bedrooms and another large full bathroom provide plenty of space for family, guests, or a home office.  Additional updates include new doors throughout, a storm door, and newly built decks that extend your living space outdoors. The large backyard offers endless possibilities—complete with a fire pit and plenty of room to entertain, garden, or relax. A nicely sized shed provides great extra storage.  Conveniently located within walking distance to local shops, the library, park, school, and even ice cream, this home blends modern updates with small-town charm.  Don’t miss your chance to own this beautifully updated home!

7. 2026-03-31
   listed $149,500 Active 1458-char remark

   Show marketing remark (1458 chars)

   Fully remodeled and move-in ready, this 3-bedroom, 2 full bath home is ready for you to call home sweet home! With a quality look and feel comparable to a stick-built home, this property offers comfort, style, and functionality throughout.  Step inside to find a bright, open layout featuring brand-new cabinetry with abundant storage and a versatile island that flows seamlessly into the living room—perfect for everyday living or entertaining. The dedicated laundry area includes added cabinetry for extra convenience and organization.  Enjoy all-new flooring throughout, including luxury vinyl plank and plush carpet, along with beautifully updated bathrooms featuring new vanities and fixtures. A spacious bedroom and full bath are located just off the kitchen, while two additional bedrooms and another large full bathroom provide plenty of space for family, guests, or a home office.  Additional updates include new doors throughout, a storm door, and newly built decks that extend your living space outdoors. The large backyard offers endless possibilities—complete with a fire pit and plenty of room to entertain, garden, or relax. A nicely sized shed provides great extra storage.  Conveniently located within walking distance to local shops, the library, park, school, and even ice cream, this home blends modern updates with small-town charm.  Don’t miss your chance to own this beautifully updated home!

8. 2009-12-24
   soldstatus $20,000

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$649/yr (+$54/mo · 61.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $13,772
• − Mortgage interest: −$7,814
• − Property taxes: −$1,060
• − Insurance: −$698
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$4,058
• Taxable loss: −$2,062
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $838/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: Spencer-Van Etten Central School District
• NCES district ID: 3627750
• Math proficiency: 50% ▼ -13.00%
• Reading proficiency: 48% ▲ 4.00%
• Median HH income: $48,456
• Composite: 41.82/100
• National rank: #3389
• State rank: #405 of 590 in NY

Livability — Van Etten

• Score: 58/100
• State rank: #1054
• US rank: #20940

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: Van Etten, NY
• Population (ZIP): 1,341

Population outlook (Chemung County) Hauer SSP2

• Today (2025): 82,931 people
• By 2030: 80,356 · -3.1%
• By 2040: 74,745 · -9.9%
• By 2050: 69,012 · -16.8%
• By 2075: 55,689 · -32.8%
• By 2100: 41,428 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Romanian 2% Scotch-Irish 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Chemung

• 2024 margin: R (+16.8) · D 41.6% · R 58.4%
• 2008→2024 swing: -15.6pp toward R · 2008: -1.2pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+13.4 2016: R+20.0 2012: R+2.9 2008: R+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.42%
• Current HPI: 211.941
• 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

+597.5% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $139,500 IBRMLS
• 2026-03-31 Listed $149,500 IBRMLS
• 2009-12-24 Sold (Public Records) $20,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,060 · -22.9% YoY. Source: county tax records.