4740 Route 77 · Strykersville, NY 14082

$129,900

4 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 6 Days on market

Built 1880 1.47 ac lot

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Why this score? — see what drove the C- 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 +17.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +5.8/10.0
• DSCR +5.3/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

All offers due 4/29/2026 at 10am. Discover the ultimate outdoor enthusiast’s dream in Java Center! This charming 3-bedroom, 1-bath home offers 1.5 acres of private, park-like surroundings with no immediate neighbors, offering unparalleled peace and quiet. Perfectly located, you are across the street from Beaver Meadow Campground and a very short drive to hiking trails at the renowned Trillium Nature Center. Enjoy your morning coffee on the back deck overlooking the scenic yard, or spend your days working in the massive 24' x 30' pole barn, featuring an incredible loft area—perfect for a workshop, home business, or studio.

Key facts

• Massive pole barn
• Incredible loft area
• 1.47 acre lot

Tags

• PRIVATE PARK-LIKE SURROUNDINGS
• NO IMMEDIATE NEIGHBORS
• SHORT DRIVE TO HIKING TRAILS
• MASSIVE POLE BARN
• INCREDIBLE LOFT AREA

Property features AI

Finance

• Other: Lot is approximately 1.47 acres; Lot features: agricultural, irregular, rural

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Well water; Septic tank
• Home design: Single-story appearance (listed as 1 story); Wood siding; Metal roof; Resale property
• Construction: Stone foundation; Wood siding construction; Metal roof
• Exterior features: Blacktop driveway; Deck; Porch; Enclosed porch

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: One main-level bedroom; Three second-floor bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Baseboard heating; Has heating
• Interior features: Breakfast bar; Separate/formal dining room; Storage; Workshop; Bedroom on main level; Enclosed porch (Florida room / sunroom)
• Laundry & utility: Propane water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

Location & tenants

• Location reads 64/100 on livability (#758 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, employment B+; Watch: schools C-, crime F, amenities F.
• Yorkshire-Pioneer Central School District (town): math 50% / reading 54% proficiency, ranked #358 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.1% local appreciation)).
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1880 — 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. 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. 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: 1.08% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.60×
• Total profit: $21,854
• Equity at exit: $58,830

10-year hold

• IRR: 12.7%
• Equity multiple: 2.91×
• Total profit: $69,444
• Equity at exit: $90,993

Cash invested: $36,372 (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 14082

• Home prices YoY: 1.1%
• Active inventory: 3
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$280 /mo · $3,355/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $90

Break-even live

Break-even rent $1,285

Max offer price $129,900

Occupancy floor 89%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-23
   listed $129,900 Active

ⓘ 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: $3,355 · $280/mo
• Projected year-2 tax: $3,355 · $280/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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,780
• − Mortgage interest: −$7,276
• − Property taxes: −$3,355
• − Insurance: −$650
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,779
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $1,308/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: Yorkshire-Pioneer Central School District
• NCES district ID: 3608970
• Math proficiency: 50% ▼ -17.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $45,735
• Composite: 44.02/100
• National rank: #2885
• State rank: #358 of 590 in NY

Livability — Strykersville

• Score: 64/100
• State rank: #758
• US rank: #14534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 566

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Italian 19% Romanian 10% Scottish 4%
• Foreign-born: 1%
• Languages at home: 93% English-only · Russian/Polish/Slavic 7%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.06%
• Current HPI: 270.817
• 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

2 events — show timeline

• 2026-04-29 Pending — WNYREIS
• 2026-04-23 Listed $129,900 WNYREIS

Property tax history

+5.8%/yr

Latest (2025): $3,355 · -1.1% YoY. Source: county tax records.