6 Ritton St · Sidney, NY 13838

$99,999

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 39 Days on market

Built 1850 Est $150k · 33% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.5/10.0
• Appreciation +6.3/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

New Doors, New Windows, New furnace, New boiler. Insulation all over the house. Dry basement. 5 min walking distince to school. Upper Sidney very quaite Neigbors.

Key facts

• New furnace
• New boiler
• Insulation

Tags

• NEW DOORS
• NEW WINDOWS
• NEW FURNACE
• NEW BOILER
• INSULATION
• DRY BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.9% in Sidney — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#476 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, employment D, amenities F.
• Sidney Central School District (town): math 44% / reading 47% proficiency, ranked #462 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $3k appreciation (2.6% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 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 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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 $16k; list at $100k implies a 506% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $150,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 W Main St	0.12mi	3/1.5	1,332 (+1%)	5mo	$120,000	$90	86
22 Ritton St	0.11mi	4/1.0 (+1)	1,365 (+4%)	3mo	$155,000	$114	81
3 Glen Ave	0.09mi	3/1.0	1,182 (-10%)	7mo	$94,900	$80	73
24 Sunset Ave	0.29mi	3/2.0	1,348 (+2%)	8mo	$197,000	$146	71
10 Cayuga	0.35mi	3/1.5	1,400 (+6%)	1mo	$171,000	$122	70
11 Secor St	0.20mi	3/1.5	1,464 (+11%)	6mo	$240,000	$164	65
65 E Main St	0.47mi	3/2.0	1,254 (-5%)	4mo	$149,900	$120	63
12 Cayuga St	0.33mi	3/2.0	1,465 (+11%)	2mo	$185,400	$127	60
71 E Main St	0.50mi	3/1.0	1,196 (-9%)	4mo	$25,000	$21	58
254 Bird Ave	0.41mi	3/1.5	1,152 (-12%)	4mo	$50,000	$43	54
2 Patterson St	0.51mi	3/1.0	1,174 (-11%)	9mo	$33,000	$28	50
7 Loomis Dr	0.48mi	3/1.5	1,503 (+14%)	4mo	$160,000	$106	49

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.82×
• Total profit: $23,055
• Equity at exit: $42,755

10-year hold

• IRR: 16.8%
• Equity multiple: 3.38×
• Total profit: $66,584
• Equity at exit: $64,223

Cash invested: $28,000 (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 13838

• Home prices YoY: 0.8%
• Active inventory: 33
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$217 /mo · $2,606/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $204

Break-even live

Break-even rent $991

Max offer price $99,999

Occupancy floor 79%

Sensitivity live

Price	-10% $261	-5% $233	+0% $204	+5% $176	+10% $148
Rent	-10% $106	-5% $155	+0% $204	+5% $254	+10% $303
Rate	-1.0pp $255	-0.5pp $230	base $204	+0.5pp $178	+1.0pp $152

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5355 Main St Sidney, NY	2.0	1.0	1500	$1,250	$0.83	44d	1	0.59mi

Listing history 34 events

1. 2026-06-21
   days on market $99,999 Active 39 DOM
2. 2026-06-18
   days on market $99,999 Active 37 DOM
3. 2026-06-17
   days on market $99,999 Active 36 DOM
4. 2026-06-16
   days on market $99,999 Active 35 DOM
5. 2026-06-15
   days on market $99,999 Active 34 DOM
6. 2026-06-13
   days on market $99,999 Active 32 DOM
7. 2026-06-12
   days on market $99,999 Active 31 DOM
8. 2026-06-09
   days on market $99,999 Active 28 DOM
9. 2026-06-08
   days on market $99,999 Active 27 DOM
10. 2026-06-07
    days on market $99,999 Active 26 DOM
11. 2026-06-07
    days on market $99,999 Active 25 DOM
12. 2026-06-04
    days on market $99,999 Active 22 DOM
13. 2026-06-02
    days on market $99,999 Active 21 DOM
14. 2026-06-01
    days on market $99,999 Active 20 DOM
15. 2026-05-31
    days on market $99,999 Active 19 DOM
16. 2026-05-12
    listed $99,999 Active 162-char remark
17. 2026-03-02
    historical
18. 2026-03-01
    historical
19. 2025-12-05
    listed $139,888 Active
20. 2025-12-05
    listed $139,888 Active
21. 2019-11-14
    listed $59,000
22. 2018-08-01
    historical
23. 2018-03-12
    listed $54,900
24. 2015-09-01
    listed $69,900
25. 2013-08-06
    historical
26. 2013-03-04
    listed $34,990
27. 2009-11-25
    soldstatus $16,500
28. 2009-11-19
    soldstatus $16,500
29. 2009-09-23
    listed $22,900
30. 2009-08-13
    historical
31. 2008-10-08
    listed $19,900
32. 2006-06-01
    soldstatus $95,400
33. 2003-04-23
    soldstatus $35,000
34. 1996-07-24
    soldstatus $39,000

ⓘ 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: $2,606 · $217/mo
• Projected year-2 tax: $2,606 · $217/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°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: $15,000
• − Mortgage interest: −$5,601
• − Property taxes: −$2,606
• − Insurance: −$500
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,909
• Taxable income: $983
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $2,215/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: Sidney Central School District
• NCES district ID: 3626850
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $42,110
• Composite: 38.29/100
• National rank: #4232
• State rank: #462 of 590 in NY

Livability — Sidney

• Score: 69/100
• State rank: #476
• US rank: #8397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, NY
• Population (ZIP): 4,185

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 12% Hispanic / Latino 8% Black 2%
• Common ancestry: Romanian 10% Iranian 9% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 5% Other Asian/Pacific 2% Spanish 2%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.60%
• Current HPI: 324.4858
• 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

+156.4% since first listed

19 events — show timeline

• 2026-05-12 Listed $99,999 FSBO.com
• 2026-03-02 Listing Removed — UNYREIS
• 2026-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-05 Listed $139,888 UNYREIS
• 2025-12-05 Listed $139,888 OneKey® MLS as Distributed by MLS Grid
• 2019-11-14 Listed $59,000 UNYREIS
• 2018-08-01 Listing Removed — UNYREIS
• 2018-03-12 Listed $54,900 UNYREIS
• 2015-09-01 Listed $69,900 UNYREIS
• 2013-08-06 Listing Removed — UNYREIS
• 2013-03-04 Listed $34,990 UNYREIS
• 2009-11-25 Sold (Public Records) $16,500 Public Records
• 2009-11-19 Sold (MLS) $16,500 UNYREIS
• 2009-09-23 Listed $22,900 UNYREIS
• 2009-08-13 Listing Removed — UNYREIS
• 2008-10-08 Listed $19,900 UNYREIS
• 2006-06-01 Sold (Public Records) $95,400 Public Records
• 2003-04-23 Sold (Public Records) $35,000 Public Records
• 1996-07-24 Sold (Public Records) $39,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,606 · +2.0% YoY. Source: county tax records.