806 Nys Route 22 · Westport, NY 12993

$135,000

5 bd · 2.0 ba · 2,128 sqft · SingleFamily public records · 363 Days on market

Built 1900 0.50 ac lot Est $179k · 24% under

---

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 +20.4/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +6.5/10.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Part of our Heritage Collection. Fixer-Upper Opportunity in Historic Wadhams, NY. This 5-bedroom, 2-bathroom center hall Colonial built in 1900 sits on a beautiful half-acre lot with a one car detached garage in the charming hamlet of Wadhams, NY. Perfect for a handyman, investor, or house flipper. It is perfectly livable, so you can renovate a room at a time, if you wish. The home has a newer oil hot water boiler and a 2 year old oil tank, plus a hot air wood furnace. The foundation is rock solid, and it has municipal water and sewer. The home offers a classic layout with spacious rooms and great bones. The exterior and interior needs paint, including on the good metal roof, and the interi

Key facts

• Formal dining room
• Two covered porches
• Spacious living room

Tags

• FULL EQUIPPED KITCHEN
• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• TWO COVERED PORCHES
• DIRECT ACCESS TO PARK
• DIRECT ACCESS TO BOUQUET RIVER

Property features AI

Exterior

• Parking: Total of 7 parking spaces; Attached garage (faces rear) with workshop — 1 garage space; On-site open parking pad with 6 open spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected with 200+ amp service and circuit breakers
• Home design: Single-family house; Two levels; Property listed as fixer condition
• Construction: Clapboard frame construction with batt insulation; Metal roof; Block and stone foundation; Built above grade with finished area
• Exterior features: Multiple covered porches (front, rear, side) including a screened porch; Sloped, mostly private lot with few trees; State road frontage on paved/asphalt road; Has view

Interior

• Kitchen: Gas range; Oven; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Carpet; Linoleum; Combination flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Baseboard heating; Hot water heating; Wood heating; No central cooling
• Interior features: Laminate counters; Built-in storage; Double-pane windows with wood frames
• Laundry & utility: Washer and dryer included; Laundry in basement; Full, unfinished basement with interior and exterior entry (concrete)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#777 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D-, amenities F.
• Market conditions: 19 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($933 loan paydown + $8k appreciation (6.2% local appreciation)).
• Essex County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 363 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $135k implies a 200% 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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. 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: 1.09% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $178,752
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Decker Rd	0.20mi	5/2.5	2,052 (-4%)	15mo	$173,040	$84	70

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.38×
• Total profit: $52,207
• Equity at exit: $87,001

10-year hold

• IRR: 19.6%
• Equity multiple: 4.82×
• Total profit: $144,422
• Equity at exit: $159,647

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 12993

• Home prices YoY: 2.0%
• Active inventory: 19
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$221 /mo · $2,649/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $175

Break-even live

Break-even rent $1,247

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $252	-5% $214	+0% $175	+5% $137	+10% $99
Rent	-10% $59	-5% $117	+0% $175	+5% $233	+10% $291
Rate	-1.0pp $243	-0.5pp $210	base $175	+0.5pp $140	+1.0pp $105

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 20 events

1. 2026-06-21
   statusdays on market $135,000 Pending 363 DOM
2. 2026-06-18
   days on market $135,000 Active 361 DOM
3. 2026-06-17
   days on market $135,000 Active 360 DOM
4. 2026-06-16
   days on market $135,000 Active 359 DOM
5. 2026-06-15
   days on market $135,000 Active 358 DOM
6. 2026-06-13
   days on market $135,000 Active 356 DOM
7. 2026-06-12
   days on market $135,000 Active 355 DOM
8. 2026-06-09
   days on market $135,000 Active 352 DOM
9. 2026-06-08
   days on market $135,000 Active 351 DOM
10. 2026-06-07
    days on market $135,000 Active 350 DOM
11. 2026-06-07
    days on market $135,000 Active 349 DOM
12. 2026-06-04
    days on market $135,000 Active 346 DOM
13. 2026-06-02
    days on market $135,000 Active 345 DOM
14. 2026-06-01
    days on market $135,000 Active 344 DOM
15. 2026-05-31
    days on market $135,000 Active 343 DOM
16. 2025-08-20
    price $135,000
17. 2025-06-22
    listed $145,000 Active
18. 2024-09-19
    price $145,000
19. 2005-10-17
    soldstatus $45,000
20. 1997-08-21
    soldstatus $41,500

ⓘ 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: $2,649 · $221/mo
• Projected year-2 tax: $2,649 · $221/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,625
• − Mortgage interest: −$7,562
• − Property taxes: −$2,649
• − Insurance: −$675
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,927
• Taxable loss: −$8
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,106/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)

No district data.

Livability — Westport

• Score: 64/100
• State rank: #777
• US rank: #14817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,730

Population outlook (Essex County) Hauer SSP2

• Today (2025): 36,758 people
• By 2030: 35,697 · -2.9%
• By 2040: 32,697 · -11.0%
• By 2050: 29,248 · -20.4%
• By 2075: 22,641 · -38.4%
• By 2100: 16,602 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 9% Serbian 8% Slovak 5%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Essex

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 13.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+5.0 2016: R+3.4 2012: D+15.0 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 322.8909
• 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

+225.3% since first listed

5 events — show timeline

• 2025-08-20 Price Changed $135,000 ACVMLS
• 2025-06-22 Listed $145,000 ACVMLS
• 2024-09-19 Price Changed $145,000 ACVMLS
• 2005-10-17 Sold (Public Records) $45,000 Public Records
• 1997-08-21 Sold (Public Records) $41,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,649 · +2.4% YoY. Source: county tax records.