52 Milo St · Dresden, NY 14441

$215,000

5 bd · 1.5 ba · 2,372 sqft · SingleFamily public records · 29 Days on market

Built 1900 0.32 ac lot $91/sqft · 67% below area

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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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Appreciation +5.8/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.8/10.0

Listing remarks

Situated in the heart of Dresden, this spacious 5-bedroom, 2-bathroom home is set on a corner lot and offers a wonderful village setting. The home features a large interior footprint of 2,372 square feet with a functional layout that includes a convenient first-floor bedroom and a full first-floor bathroom. The main level also features a laundry area and generous living spaces that are perfect for both daily family life and entertaining guests. With a total of five bedrooms, this home offers plenty of space for a home office, hobby rooms, or guest rooms to suit your family's needs. The property provides a yard with room for outdoor activities in a quiet, established neighborhood. Enjoy the

Key facts

• First-floor bedroom
• Laundry area
• First-floor bathroom

Tags

• CORNER LOT
• FIRST-FLOOR BEDROOM
• FIRST-FLOOR BATHROOM
• LAUNDRY AREA
• GENEROUS LIVING SPACES
• YARD FOR OUTDOOR ACTIVITIES

Property features AI

Exterior

• Parking: Carport (no garage)
• Utilities: High-speed internet available; Public water connected; Septic tank
• Home design: Two-story home; Existing (previously built) property
• Construction: Vinyl siding; Metal and shingle roof; Stone foundation; Full basement
• Exterior features: Concrete driveway; Corner lot; Irregular-shaped lot; Agricultural zoning/character

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Forced air heating; Electric heating; Gas heating
• Interior features: Separate/formal living room; Kitchen and family room combined; Sunroom; Bedroom on main level; Other interior features (see remarks)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (29.9% below list).
• Recommended offer: $151k (29.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,042 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• Penn Yan Central School District (town): math 57% / reading 62% proficiency, ranked #251 of 590 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 107 units permitted in Yates County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.5% local appreciation)).
• Yates County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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

• It's been on market 29 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $215k implies a 696% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,676 (29.9% 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 1900 — 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 F-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: 0.70% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.17%
• DSCR: 0.68
• GRM: 11.9

CMA / ARV

• ARV (median comp): $650,325
• List price: $215,000
• Delta: -66.94%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.78×
• Total profit: $-13,353
• Equity at exit: $79,214

10-year hold

• IRR: 0.8%
• Equity multiple: 1.11×
• Total profit: $6,387
• Equity at exit: $109,923

Cash invested: $60,200 (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 14441

• Home prices YoY: 0.7%
• Active inventory: 3
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$333 /mo · $3,995/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-360

Break-even live

Break-even rent $1,962

Max offer price $151,474

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-299	+0% $-360	+5% $-420	+10% $-481
Rent	-10% $-479	-5% $-419	+0% $-360	+5% $-300	+10% $-241
Rate	-1.0pp $-251	-0.5pp $-305	base $-360	+0.5pp $-415	+1.0pp $-472

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-27
   listed $215,000 Active 940-char remark
2. 1995-04-10
   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: $3,995 · $333/mo
• Projected year-2 tax: $3,995 · $333/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,081
• − Mortgage interest: −$12,043
• − Property taxes: −$3,995
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$6,255
• Taxable loss: −$8,179
• Est. tax savings @ 24.0%: +$1,963
• After-tax cash flow: $-2,352/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: Penn Yan Central School District
• NCES district ID: 3622740
• Math proficiency: 57% ▲ 1.00%
• Reading proficiency: 62% ▲ 16.00%
• Median HH income: $48,067
• Composite: 50.46/100
• National rank: #1860
• State rank: #251 of 590 in NY

Livability — Dresden

• Score: 59/100
• State rank: #1042
• US rank: #20617

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: Dresden, NY
• City population: 339
• Population (ZIP): 339

Population outlook (Yates County) Hauer SSP2

• Today (2025): 23,773 people
• By 2030: 22,867 · -3.8%
• By 2040: 20,750 · -12.7%
• By 2050: 18,917 · -20.4%
• By 2075: 15,090 · -36.5%
• By 2100: 11,428 · -51.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 1% Black 1% Asian 1%
• Common ancestry: Lithuanian 5% Slovak 2% Iranian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Korean 1%

Political lean MEDSL · Yates

• 2024 margin: R (+16.2) · D 41.9% · R 58.1%
• 2008→2024 swing: -12.5pp toward R · 2008: -3.7pp · 2024: -16.2pp
• All cycles: 2024: R+16.2 2020: R+18.6 2016: R+21.9 2012: R+3.0 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.51%
• Current HPI: 232.4649
• 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

+696.3% since first listed

3 events — show timeline

• 2026-05-26 Pending — UNYREIS
• 2026-04-27 Listed $215,000 UNYREIS
• 1995-04-10 Sold (Public Records) $27,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,995 · +14.2% YoY. Source: county tax records.