920 N Main St · Newark, NY 14513

$112,500

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 9 Days on market

Built 1890 6,969 sqft lot Est $197k · 43% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and well-maintained home located at 920 North Main Street in Newark. Mechanically sound and thoughtfully updated, this property features a newer high-efficiency Goodman gas furnace, a 150-amp breaker panel with updated wiring, and a high-efficiency gas hot water heater. The home is fully insulated for comfort and efficiency, with blown-in insulation in the walls, foam insulation in both the attic and basement, and a professionally waterproofed and insulated basement. Full of character, the home boasts a beautiful wraparound front porch and a bright, south-facing enclosed entry porch that leads directly into the kitchen, complete with a convenient walk-in pantr

Key facts

• Blown in insulation
• Updated wiring
• Foam insulation

Tags

• HIGH EFFICIENCY GAS FURNACE
• 150 AMP BREAKER PANEL
• UPDATED WIRING
• BLOWN IN INSULATION
• FOAM INSULATION
• WRAPAROUND FRONT PORCH

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway; Garage with electricity
• Utilities: Public water connected; Sewer connected; High-speed internet available; Cable available; Electric on circuit breakers
• Home design: Two-story house; Existing/resale property
• Construction: Asphalt shingle roof; Composite siding; Attic/crawl hatchway(s) insulated; Blown-in and spray foam insulation; Copper plumbing; Stone foundation
• Exterior features: Enclosed porch; Open porch; Porch; Gravel driveway; Corner lot; Rectangular residential lot; Agricultural zoning; City street frontage; Lot dimensions approximately 70 x 110

Interior

• Kitchen: Gas oven and gas range; Refrigerator; Walk-in pantry; Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Walk-in pantry; Natural woodwork; Programmable thermostat; Storm windows with wood frames; Has basement with exterior entry, full height, walk-up access and sump pump
• Laundry & utility: Washer and dryer; Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Cap rate 10.5% vs local median 5.0% in Newark — 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 71/100 on livability (#405 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B; Watch: schools D+, employment D+, crime F.
• Newark Central School District (town): math 33% / reading 46% proficiency, ranked #527 of 590 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $112,500

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. 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?
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: 1.40% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.92%
• DSCR: 1.66
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $197,024
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
454 Murray St	0.22mi	3/1.5	1,528 (+2%)	14mo	$60,000	$39	73
162 Bryant Ave	0.23mi	3/1.0	1,624 (+8%)	6mo	$219,000	$135	71
209 Cooper St	0.50mi	3/2.0	1,446 (-4%)	1mo	$192,500	$133	65
115 Ford St	0.37mi	3/1.0	1,344 (-11%)	7mo	$100,000	$74	59
130 Frey St	0.16mi	3/2.0	1,286 (-14%)	11mo	$173,000	$135	55
154 Mcdermott St	0.21mi	3/1.5	1,344 (-11%)	23mo	$205,000	$153	51
121 W Sherman Ave	0.41mi	3/1.5	1,622 (+8%)	18mo	$190,000	$117	51
132 Willow Ave	0.49mi	4/2.0 (+1)	1,540 (+2%)	18mo	$168,600	$109	49
215 Blackmar St	0.47mi	4/1.5 (+1)	1,662 (+10%)	13mo	$45,000	$27	43
140 W Sherman Ave	0.44mi	4/2.5 (+1)	1,616 (+7%)	19mo	$212,000	$131	40
141 W Pearl St	0.40mi	4/2.0 (+1)	1,716 (+14%)	10mo	$225,000	$131	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $6,785
• Equity at exit: $16,774

10-year hold

• IRR: 15.0%
• Equity multiple: 2.22×
• Total profit: $38,315
• Equity at exit: $9,727

Cash invested: $31,500 (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 14513

• Home prices YoY: -16.7%
• Active inventory: 44
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$217 /mo · $2,603/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $392

Break-even live

Break-even rent $1,081

Max offer price $112,500

Occupancy floor 70%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-04-07
   listed $112,500 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: $2,603 · $217/mo
• Projected year-2 tax: $2,603 · $217/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,917
• − Mortgage interest: −$6,302
• − Property taxes: −$2,603
• − Insurance: −$562
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$3,273
• Taxable income: $3,151
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,944/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: Newark Central School District
• NCES district ID: 3620640
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 46% ▲ 15.00%
• Median HH income: $44,966
• Composite: 33.55/100
• National rank: #5428
• State rank: #527 of 590 in NY

Livability — Newark

• Score: 71/100
• State rank: #405
• US rank: #6978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newark, NY
• Population (ZIP): 13,501

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 10% Black 3% Native American 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Iranian 13% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.98%
• Current HPI: 253.627
• 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

• 2026-04-16 Pending — UNYREIS
• 2026-04-07 Listed $112,500 UNYREIS

Property tax history

+4.0%/yr

Latest (2025): $2,603 · -7.8% YoY. Source: county tax records.