6705 E Townline Rd · Williamson, NY 14589

$79,900

3 bd · 1.0 ba · 1,828 sqft · SingleFamily public records · 11 Days on market

Built 1900 1.03 ac lot $44/sqft · 60% below area ↓ 16% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential at 6705 E Townline Rd, Williamson, NY 14589! This 2-story colonial home, set on a generous 1.03-acre lot, offers a unique opportunity for renovation or investment. The property features balloon construction, allowing for easy modification of the interior framing. Please be aware that the property has sustained fire damage, as shown in the photos, and has experienced water in the basement; a hold-harmless agreement is required before viewing (will be considered trespassing if you enter property without agreement signed). Highlights include a full tear-off roof from 2010, newer siding, a detached 2.5 car garage with an electric panel, and a blacktop driveway. This is an

Key facts

• Blacktop driveway
• Full tear-off roof
• Newer siding

Tags

• FULL TEAR-OFF ROOF
• NEWER SIDING
• DETACHED GARAGE
• BLACKTOP DRIVEWAY

Property features AI

Finance

• Other: Lot is about 1.03 acres, rectangular (200 x 225), agricultural zoning/features

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Utilities: Electricity available with circuit breakers; Public water connected; Septic tank
• Home design: 2-story existing home
• Construction: Vinyl and wood siding; Asphalt roof; Block and stone foundation; Copper plumbing
• Exterior features: Blacktop driveway; Barn(s) and outbuilding

Interior

• Kitchen: Eat-in kitchen; Water heater listed in appliances
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Laminate; Resilient flooring; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Heating present
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; See remarks
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

Location & tenants

• Location reads 79/100 on livability (#141 in NY, #2,196 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Williamson Central School District (rural): math 51% / reading 50% proficiency, ranked #363 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.01% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.47%
• DSCR: 2.49
• GRM: 4.2

CMA / ARV

• ARV (median comp): $201,239
• List price: $79,900
• Delta: -60.30%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6698 E Townline Rd	0.21mi	4/2.0 (+1)	2,032 (+11%)	21mo	$225,000	$111	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.8%
• Equity multiple: 2.20×
• Total profit: $26,876
• Equity at exit: $11,913

10-year hold

• IRR: 36.2%
• Equity multiple: 4.35×
• Total profit: $74,902
• Equity at exit: $6,908

Cash invested: $22,372 (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 14589

• Home prices YoY: -19.4%
• Active inventory: 34
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$190 /mo · $2,274/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $624

Break-even live

Break-even rent $812

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $669	-5% $647	+0% $624	+5% $601	+10% $579
Rent	-10% $497	-5% $561	+0% $624	+5% $687	+10% $751
Rate	-1.0pp $664	-0.5pp $644	base $624	+0.5pp $603	+1.0pp $582

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $79,900 Active 11 DOM
2. 2026-06-18
   days on market $79,900 Active 9 DOM
3. 2026-06-17
   days on market $79,900 Active 8 DOM
4. 2026-06-16
   days on market $79,900 Active 7 DOM
5. 2026-06-15
   days on market $79,900 Active 6 DOM
6. 2026-06-13
   days on market $79,900 Active 4 DOM
7. 2026-06-12
   days on market $79,900 Active 3 DOM
8. 2026-06-09
   days on marketlisting id $79,900 Active 1 DOM
9. 2026-02-26
   listed $79,900 Active 808-char remark
10. 2020-09-03
    soldstatus $25,000
11. 2020-09-03
    soldstatus $25,000
12. 2011-07-08
    soldstatus $53,000
13. 2010-12-14
    listed $53,000
14. 1996-01-22
    soldstatus $95,000
15. 1996-01-22
    soldstatus $15,000

ⓘ 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: $2,274 · $190/mo
• Projected year-2 tax: $2,274 · $190/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,228
• − Mortgage interest: −$4,476
• − Property taxes: −$2,274
• − Insurance: −$400
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$2,324
• Taxable income: $6,678
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $5,886/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: Williamson Central School District
• NCES district ID: 3631440
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $56,080
• Composite: 43.79/100
• National rank: #2937
• State rank: #363 of 590 in NY

Livability — Williamson

• Score: 79/100
• State rank: #141
• US rank: #2196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,904

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Iranian 13% Romanian 4% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.43%
• Current HPI: 234.0889
• 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

-15.9% since first listed

9 events — show timeline

• 2026-06-09 Listed $79,900 UNYREIS
• 2026-05-26 Listing Removed — UNYREIS
• 2026-02-26 Listed $79,900 UNYREIS
• 2020-09-03 Sold (Public Records) $25,000 Public Records
• 2020-09-03 Sold (Public Records) $25,000 Public Records
• 2011-07-08 Sold (MLS) $53,000 UNYREIS
• 2010-12-14 Listed $53,000 UNYREIS
• 1996-01-22 Sold (Public Records) $15,000 Public Records
• 1996-01-22 Sold (Public Records) $95,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $2,274 · +3.0% YoY. Source: county tax records.