6 Pine St · Wayland, NY 14572

$135,000

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 45 Days on market

Built 1895 7,242 sqft lot $104/sqft · 13% below area Est $156k · 13% under

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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 +16.6/30.0
• ARV discount +13.6/15.0
• Appreciation +5.8/10.0
• DSCR +5.1/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OPEN HOUSE CANCELLED 2/21/2021. WE ARE SORRY FOR ANY INCONVENIENCE. BEAUTIFUL PDATES! 3-bedroom home down the street from Victory Park! Enjoy small-town life on the front porch or take a stroll a few blocks to the village center. Spacious great room offers a cozy gas fireplace with stone accent wall & on-trend shiplap! Gorgeous maple kitchen with stainless steel appliances, solid surface counters & flush-mount sink. Beautiful new backsplash! Step through the dining room’s sliding glass doors to the large deck, where you can take in views of your fully fenced, large yard with no rear neighbors. 1ST FLOOR FULL BATH & 1ST FLOOR LAUNDRY! Skylight & cathedral ceiling in the bathroom for a luxurious sense of space - rare for this price range. Wall of built-in cabinetry in the 2nd floor hallway! MANY updates in last 5 years: windows, hot water heater, all kitchen appliances! Dryer 2 years old! New Pex plumbing in the house & out to the street! 1.5 car garage has plenty of room for toys, bikes, or lawn equipment. Easy access to 390, which will take you to Rochester or Corning quickly. 3D Interactive Tour available!

Key facts

• 7,242 sq ft lot
• Garage
• Built 1895

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Existing (resale) property
• Construction: Composite siding; Asphalt roof; Stone foundation; Built previously (existing structure)
• Exterior features: Deck; Open porch; Fully fenced yard; Gravel driveway; Rectangular lot; Road frontage on a main thoroughfare; Lot dimensions approximately 55 x 132

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas-fired forced air heating
• Interior features: Separate/formal living room; Kitchen/family room combo; Living/dining room
• Laundry & utility: Main level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $81 ($977/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 $134k (0.9% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#668 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety D, amenities F, commute F.
• Wayland-Cohocton Central School District (rural): math 40% / reading 53% proficiency, ranked #446 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.7% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $98k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — 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 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: 0.99% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

• ARV (median comp): $155,982
• List price: $135,000
• Delta: -13.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 S Main St	0.47mi	3/1.0 (-1)	1,272 (-2%)	9mo	$78,000	$61	62
107 East Ave	0.34mi	3/2.0 (-1)	1,110 (-14%)	8mo	$160,000	$144	44
214 S Lackawanna St	0.55mi	3/1.5 (-1)	1,470 (+13%)	5mo	$115,000	$78	40

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

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.32×
• Total profit: $12,268
• Equity at exit: $50,887

10-year hold

• IRR: 9.8%
• Equity multiple: 2.29×
• Total profit: $48,614
• Equity at exit: $71,506

Cash invested: $37,800 (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 14572

• Home prices YoY: 0.7%
• Active inventory: 26
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $81

Break-even live

Break-even rent $1,235

Max offer price $135,000

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   statusdays on market $135,000 Pending 45 DOM
2. 2026-06-13
   days on market $135,000 Active Under Contract 44 DOM
3. 2026-06-12
   days on market $135,000 Active Under Contract 43 DOM
4. 2026-06-09
   days on market $135,000 Active Under Contract 40 DOM
5. 2026-06-08
   days on market $135,000 Active Under Contract 39 DOM
6. 2026-06-07
   days on market $135,000 Active Under Contract 38 DOM
7. 2026-06-07
   days on market $135,000 Active Under Contract 37 DOM
8. 2026-06-04
   days on market $135,000 Active Under Contract 34 DOM
9. 2026-06-02
   days on market $135,000 Active Under Contract 33 DOM
10. 2026-06-01
    days on market $135,000 Active Under Contract 32 DOM
11. 2026-05-31
    days on market $135,000 Active Under Contract 31 DOM
12. 2026-05-07
    price $135,000 1003-char remark
13. 2026-04-30
    listed $140,000 Active 1003-char remark
14. 2021-05-18
    soldstatus $98,000
15. 2021-05-17
    soldstatus $98,000 1160-char remark

    Show marketing remark (1160 chars)

    OPEN HOUSE CANCELLED 2/21/2021. WE ARE SORRY FOR ANY INCONVENIENCE. BEAUTIFUL PDATES! 3-bedroom home down the street from Victory Park! Enjoy small-town life on the front porch or take a stroll a few blocks to the village center. Spacious great room offers a cozy gas fireplace with stone accent wall & on-trend shiplap! Gorgeous maple kitchen with stainless steel appliances, solid surface counters & flush-mount sink. Beautiful new backsplash! Step through the dining room’s sliding glass doors to the large deck, where you can take in views of your fully fenced, large yard with no rear neighbors. 1ST FLOOR FULL BATH & 1ST FLOOR LAUNDRY! Skylight & cathedral ceiling in the bathroom for a luxurious sense of space - rare for this price range. Wall of built-in cabinetry in the 2nd floor hallway! MANY updates in last 5 years: windows, hot water heater, all kitchen appliances! Dryer 2 years old! New Pex plumbing in the house & out to the street! 1.5 car garage has plenty of room for toys, bikes, or lawn equipment. Easy access to 390, which will take you to Rochester or Corning quickly. 3D Interactive Tour available!

16. 2021-01-28
    listed $89,900 1160-char remark

    Show marketing remark (1160 chars)

    OPEN HOUSE CANCELLED 2/21/2021. WE ARE SORRY FOR ANY INCONVENIENCE. BEAUTIFUL PDATES! 3-bedroom home down the street from Victory Park! Enjoy small-town life on the front porch or take a stroll a few blocks to the village center. Spacious great room offers a cozy gas fireplace with stone accent wall & on-trend shiplap! Gorgeous maple kitchen with stainless steel appliances, solid surface counters & flush-mount sink. Beautiful new backsplash! Step through the dining room’s sliding glass doors to the large deck, where you can take in views of your fully fenced, large yard with no rear neighbors. 1ST FLOOR FULL BATH & 1ST FLOOR LAUNDRY! Skylight & cathedral ceiling in the bathroom for a luxurious sense of space - rare for this price range. Wall of built-in cabinetry in the 2nd floor hallway! MANY updates in last 5 years: windows, hot water heater, all kitchen appliances! Dryer 2 years old! New Pex plumbing in the house & out to the street! 1.5 car garage has plenty of room for toys, bikes, or lawn equipment. Easy access to 390, which will take you to Rochester or Corning quickly. 3D Interactive Tour available!

17. 2008-06-30
    soldstatus $50,000
18. 2001-07-20
    soldstatus $42,500

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $2,536 · $211/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 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,055
• − Mortgage interest: −$7,562
• − Property taxes: −$2,536
• − Insurance: −$675
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,927
• Taxable loss: −$1,214
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,268/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: Wayland-Cohocton Central School District
• NCES district ID: 3600011
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $46,957
• Composite: 39.54/100
• National rank: #3940
• State rank: #446 of 590 in NY

Livability — Wayland

• Score: 65/100
• State rank: #668
• US rank: #12438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wayland, NY
• Population (ZIP): 4,745

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Iranian 3% Romanian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 258.8086
• 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

+217.6% since first listed

9 events — show timeline

• 2026-06-14 Pending — UNYREIS
• 2026-05-23 Contingent — UNYREIS
• 2026-05-07 Price Changed $135,000 UNYREIS
• 2026-04-30 Listed $140,000 UNYREIS
• 2021-05-18 Sold (Public Records) $98,000 Public Records
• 2021-05-17 Sold (MLS) $98,000 UNYREIS
• 2021-01-28 Listed $89,900 UNYREIS
• 2008-06-30 Sold (Public Records) $50,000 Public Records
• 2001-07-20 Sold (Public Records) $42,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,536 · -19.4% YoY. Source: county tax records.