312 Broad St · Waverly, NY 14892

$50,000

4 bd · 4.0 ba · 2,600 sqft · Other · 23 Days on market

Built 1900 Poor condition

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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 +1.0/5.0

Listing remarks

Great investment opportunity in the heart of downtown Waverly. This approximately 2,600 sq ft building sits directly on Broad Street and is ready for a full renovation. Perfect for investors, contractors, or developers looking for a value-add project with strong upside potential. The structure offers two floors of space that could be converted into multiple residential units or a mixed-use building with commercial space below and apartments above, subject to local approvals. With the right renovation plan, this property could become a strong income-producing asset. Located within walking distance of local businesses, restaurants, and amenities, the downtown location makes this an attractive

Key facts

• Commercial space
• Two floors of space
• Mixed-use building

Tags

• FULL RENOVATION
• TWO FLOORS OF SPACE
• MULTIPLE RESIDENTIAL UNITS
• MIXED-USE BUILDING
• COMMERCIAL SPACE
• STRONG INCOME-PRODUCING ASSET

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.0% 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 ($346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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. 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.
5. 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.
6. 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: 2.74% ✓
• Cap rate: 23.99%
• Cash-on-cash: 63.21%
• DSCR: 3.81
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 67.8%
• Equity multiple: 4.74×
• Total profit: $52,429
• Equity at exit: $21,861

10-year hold

• IRR: 67.5%
• Equity multiple: 9.68×
• Total profit: $121,586
• Equity at exit: $33,215

Cash invested: $14,000 (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 14892

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

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $737

Break-even live

Break-even rent $437

Max offer price $50,000

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $50,000 Active 23 DOM
2. 2026-06-17
   days on market $50,000 Active 22 DOM
3. 2026-06-16
   days on market $50,000 Active 21 DOM
4. 2026-06-15
   days on market $50,000 Active 20 DOM
5. 2026-06-13
   days on market $50,000 Active 18 DOM
6. 2026-06-12
   days on market $50,000 Active 17 DOM
7. 2026-06-09
   days on market $50,000 Active 14 DOM
8. 2026-06-08
   days on market $50,000 Active 13 DOM
9. 2026-06-07
   days on market $50,000 Active 12 DOM
10. 2026-06-07
    days on market $50,000 Active 11 DOM
11. 2026-06-04
    days on market $50,000 Active 8 DOM
12. 2026-06-02
    days on market $50,000 Active 7 DOM
13. 2026-06-01
    days on market $50,000 Active 6 DOM
14. 2026-05-31
    days on market $50,000 Active 5 DOM
15. 2026-05-26
    listed $50,000 Active

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

Taxation est. · year 1

• Rental income: $16,451
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$1,455
• Taxable income: $8,563
• Est. tax owed @ 24.0%: −$2,055
• After-tax cash flow: $6,794/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including roof replacement, exterior updates, HVAC system upgrade, and interior improvements. Significant value can be added through these updates, making it a strong investment opportunity.

Repairs flagged

• Major roof — Signs of potential leaking and old age.
• Major siding — Peeling and faded paint indicate significant wear.
• Major HVAC/mechanicals — No visible signs of recent maintenance or replacement.
• Major windows — Old and possibly in need of replacement.
• Major landscaping — Overgrown and unkempt, indicating lack of maintenance.
• Major interior walls/paint — No visible signs of recent maintenance or replacement, suggesting poor condition.
• Major flooring — No visible signs of recent maintenance or replacement, suggesting poor condition.
• Major foundation/structure — No visible signs of structural issues, but the exterior condition suggests the interior may be in a similar state.

Value-add opportunities

• Both Roof replacement — A new roof will significantly improve the property's appearance and value.
• Both Exterior siding and paint — New siding and paint will enhance curb appeal and property value.
• Both HVAC system upgrade — A new HVAC system will improve comfort and energy efficiency, attracting tenants.
• Both Landscaping and curb appeal — A well-maintained landscape will enhance the property's curb appeal and attract tenants.
• Both Interior updates — Fresh paint, flooring, and wall treatments will improve the property's interior and attract tenants.
• Both Window replacement — New windows will improve energy efficiency and property value.
• Both Foundation and structural repairs — Any necessary structural repairs will ensure the property's safety and value.
• Both HVAC maintenance — Regular HVAC maintenance will improve comfort and energy efficiency, attracting tenants and increasing property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of potential leaking and old age.	Major	$15,000–50,000
siding · Peeling and faded paint indicate significant wear.	Major	$15,000–50,000
HVAC/mechanicals · No visible signs of recent maintenance or replacement.	Major	$15,000–50,000
windows · Old and possibly in need of replacement.	Major	$15,000–50,000
landscaping · Overgrown and unkempt, indicating lack of maintenance.	Major	$15,000–50,000
interior walls/paint · No visible signs of recent maintenance or replacement, suggesting poor condition.	Major	$15,000–50,000
flooring · No visible signs of recent maintenance or replacement, suggesting poor condition.	Major	$15,000–50,000
foundation/structure · No visible signs of structural issues, but the exterior condition suggests the interior may be in a similar state.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Roof replacement — A new roof will significantly improve the property's appearance and value. ↑
• Both Exterior siding and paint — New siding and paint will enhance curb appeal and property value. ↑
• Both HVAC system upgrade — A new HVAC system will improve comfort and energy efficiency, attracting tenants. ↑
• Both Landscaping and curb appeal — A well-maintained landscape will enhance the property's curb appeal and attract tenants. ↑
• Both Interior updates — Fresh paint, flooring, and wall treatments will improve the property's interior and attract tenants. ↑
• Both Window replacement — New windows will improve energy efficiency and property value. ↑
• Both Foundation and structural repairs — Any necessary structural repairs will ensure the property's safety and value. ↑
• Both HVAC maintenance — Regular HVAC maintenance will improve comfort and energy efficiency, attracting tenants and increasing property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-26 Listed $50,000 FSBO.com