8 Athens St · Waverly, NY 14892

$46,000

3 bd · 1.5 ba · 1,406 sqft · SingleFamily public records · 11 Days on market

Built 1890 8,712 sqft lot $33/sqft · 73% 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
• Appreciation +6.4/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

For statistical purposes only

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1890

Property features AI

Finance

• Other: Located in Village/Waverly subdivision

Exterior

• Parking: Detached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; Residential property
• Construction: Vinyl siding; Built above grade (finished area provided)
• Exterior features: Covered porch; Level lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total rooms: 10
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating
• Interior features: Gas water heater; Basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Cap rate 24.1% vs local median 4.6% in Waverly — 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 67/100 on livability (#569 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Waverly Central School District (town): math 41% / reading 46% proficiency, ranked #480 of 590 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($318 loan paydown + $1k appreciation (2.8% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.75% ✓
• Cap rate: 24.12%
• Cash-on-cash: 63.66%
• DSCR: 3.83
• GRM: 3.0

CMA / ARV

• ARV (median comp): $173,006
• List price: $46,000
• Delta: -73.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Lincoln Ave	0.05mi	3/2.0	1,396 (-1%)	7mo	$39,000	$28	89
429 Spaulding St	0.32mi	3/1.5	1,464 (+4%)	5mo	$164,300	$112	74
33 Cadwell Ave	0.34mi	3/1.0	1,376 (-2%)	9mo	$175,000	$127	71
30 & 32 Spring St	0.48mi	3/1.5	1,410 (+0%)	12mo	$134,600	$95	68
417 Loder Street St	0.29mi	3/1.0	1,312 (-7%)	10mo	$95,000	$72	65
13 Ithaca St	0.50mi	3/2.0	1,344 (-4%)	8mo	$181,000	$135	61
121 Park Pl	0.30mi	4/2.0 (+1)	1,296 (-8%)	8mo	$185,000	$143	59
126 Chemung St	0.36mi	2/2.0 (-1)	1,564 (+11%)	1mo	$33,500	$21	57
534 Waverly St St	0.39mi	4/2.0 (+1)	1,520 (+8%)	7mo	$210,000	$138	55
47 Pine St	0.44mi	3/1.5	1,212 (-14%)	10mo	$215,000	$177	48
88 Spring St	0.55mi	4/2.0 (+1)	1,520 (+8%)	12mo	$257,000	$169	44
97 Spring St	0.63mi	3/1.5	1,250 (-11%)	14mo	$179,000	$143	41

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

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.2%
• Equity multiple: 4.77×
• Total profit: $48,539
• Equity at exit: $20,112

10-year hold

• IRR: 67.9%
• Equity multiple: 9.74×
• Total profit: $112,516
• Equity at exit: $30,557

Cash invested: $12,880 (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 14892

• Home prices YoY: 1.2%
• Active inventory: 53
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$58 /mo · $690/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $683

Break-even live

Break-even rent $402

Max offer price $46,000

Occupancy floor 41%

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-15
   listed $46,000 Active 406-char remark
2. 2023-09-21
   price $149,000
3. 2023-08-27
   status Active
4. 2023-08-08
   historical
5. 2023-07-28
   listed $153,900 Active
6. 2022-08-25
   soldstatus $138,298
7. 2022-07-15
   soldstatus $138,298

   Show marketing remark (29 chars)

   For statistical purposes only

8. 2022-07-15
   soldstatus $138,298

   Show marketing remark (29 chars)

   For statistical purposes only

9. 2022-07-15
   listed $129,500

   Show marketing remark (29 chars)

   For statistical purposes only

10. 2022-05-05
    listed $129,500
11. 2011-07-21
    soldstatus $89,900
12. 2004-08-31
    soldstatus $63,000
13. 2001-08-22
    soldstatus $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,207
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$230
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$1,338
• Taxable income: $7,939
• Est. tax owed @ 24.0%: −$1,905
• After-tax cash flow: $6,293/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: Waverly Central School District
• NCES district ID: 3630270
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 46% ▲ 8.00%
• Median HH income: $44,935
• Composite: 36.9/100
• National rank: #4544
• State rank: #480 of 590 in NY

Livability — Waverly

• Score: 67/100
• State rank: #569
• US rank: #10246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waverly, NY
• Population (ZIP): 7,531

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 2% Two or more races 2% Black 1% Asian 1%
• Common ancestry: Iranian 3% Romanian 3% Italian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.78%
• Current HPI: 236.7714
• 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

-16.4% since first listed

14 events — show timeline

• 2026-05-26 Pending — GBAOR
• 2026-05-15 Listed $46,000 GBAOR
• 2023-09-21 Price Changed $149,000 NMPA
• 2023-08-27 Relisted — NMPA
• 2023-08-08 Delisted — NMPA
• 2023-07-28 Listed $153,900 NMPA
• 2022-08-25 Sold (Public Records) $138,298 Public Records
• 2022-07-15 Listed $129,500 GBAOR
• 2022-07-15 Sold (MLS) $138,298 NMPA
• 2022-07-15 Sold (MLS) $138,298 GBAOR
• 2022-05-05 Listed $129,500 NMPA
• 2011-07-21 Sold (Public Records) $89,900 Public Records
• 2004-08-31 Sold (Public Records) $63,000 Public Records
• 2001-08-22 Sold (Public Records) $55,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $4,895 · +4.5% YoY. Source: county tax records.