26 West Ave · Dansville, NY 14437

$79,000

4 bd · 1.5 ba · 2,208 sqft · SingleFamily public records · 45 Days on market

Built 1920 8,514 sqft lot $36/sqft · 52% below area ↓ 12% 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
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Build your own equity! Owner occupants only for first 30 days! Spacious home with a 3 car detached garage. Easy to see! 2 open porches, 2 full baths, 1st floor laundry. Set on a large corner lot.

Key facts

• Large corner lot
• 2 open porches
• 1st floor laundry

Tags

• 3 CAR DETACHED GARAGE
• 2 OPEN PORCHES
• 1ST FLOOR LAUNDRY
• LARGE CORNER LOT

Property features AI

Exterior

• Parking: Detached garage; 3 garage spaces
• Utilities: Cable available; Public water connected; Sewer connected
• Home design: 2 stories; Existing (previously built) property
• Construction: Composite siding; Asphalt roof; Stone foundation
• Exterior features: Gravel driveway; Corner, rectangular residential lot; City street frontage; Lot dimensions approximately 66 x 129

Interior

• Kitchen: Electric cooktop
• Bedrooms: 9 total rooms including living and storage areas
• Flooring: Vinyl; Resilient flooring; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Heating present
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Storage; See remarks; Low-threshold shower (accessibility)
• Laundry & utility: Laundry on main level with accessible utilities

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 4.1% in Dansville — 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 73/100 on livability (#312 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities D-, commute F.
• Dansville Central School District (town): math 44% / reading 46% proficiency, ranked #464 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Livingston County population projected at -13% 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1920 — 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: 1.86% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.37%
• DSCR: 2.13
• GRM: 4.5

CMA / ARV

• ARV (median comp): $166,198
• List price: $79,000
• Delta: -52.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Seward St	0.41mi	3/1.5 (-1)	2,304 (+4%)	9mo	$27,000	$12	61
21 Franklin St	0.27mi	3/2.0 (-1)	1,964 (-11%)	2mo	$165,000	$84	61
3 Wilmot St	0.62mi	4/2.5	2,204 (-0%)	8mo	$315,000	$143	61
47 Main St	0.54mi	4/1.5	2,312 (+5%)	11mo	$160,000	$69	58
7 Clay St	0.46mi	4/2.0	2,391 (+8%)	6mo	$79,900	$33	58
11 Fulton St	0.16mi	3/3.0 (-1)	1,992 (-10%)	10mo	$130,000	$65	57
6 Elizabeth St	0.45mi	4/1.0	1,897 (-14%)	8mo	$185,000	$98	46
6 Meadowbrook Ter	0.68mi	4/2.0	2,041 (-8%)	10mo	$190,000	$93	45
10 Seward St	0.40mi	4/2.0	1,947 (-12%)	17mo	$86,000	$44	45
10 Clinton St	0.42mi	3/1.0 (-1)	1,884 (-15%)	6mo	$85,000	$45	44

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: 19.0%
• Equity multiple: 1.77×
• Total profit: $17,100
• Equity at exit: $11,779

10-year hold

• IRR: 27.4%
• Equity multiple: 3.43×
• Total profit: $53,705
• Equity at exit: $6,830

Cash invested: $22,120 (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 14437

• Home prices YoY: -12.4%
• Active inventory: 56
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$245 /mo · $2,944/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $468

Break-even live

Break-even rent $877

Max offer price $79,000

Occupancy floor 63%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $79,000 Active 45 DOM
2. 2026-06-17
   days on market $79,000 Active 44 DOM
3. 2026-06-16
   days on market $79,000 Active 43 DOM
4. 2026-06-15
   days on market $79,000 Active 42 DOM
5. 2026-06-13
   pricedays on market $79,000 Active 40 DOM
6. 2026-06-12
   days on market $89,900 Active 39 DOM
7. 2026-06-09
   days on market $89,900 Active 36 DOM
8. 2026-06-08
   days on market $89,900 Active 35 DOM
9. 2026-06-07
   days on market $89,900 Active 34 DOM
10. 2026-06-07
    days on market $89,900 Active 33 DOM
11. 2026-06-04
    days on market $89,900 Active 30 DOM
12. 2026-06-02
    days on market $89,900 Active 29 DOM
13. 2026-06-01
    days on market $89,900 Active 28 DOM
14. 2026-05-31
    days on market $89,900 Active 27 DOM
15. 2026-05-01
    listed $89,900 Active 195-char remark

ⓘ 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: $2,944 · $245/mo
• Projected year-2 tax: $2,944 · $245/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,624
• − Mortgage interest: −$4,425
• − Property taxes: −$2,944
• − Insurance: −$395
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$2,298
• Taxable income: $4,742
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $4,475/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: Dansville Central School District
• NCES district ID: 3608790
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $45,524
• Composite: 38.21/100
• National rank: #4253
• State rank: #464 of 590 in NY

Livability — Dansville

• Score: 73/100
• State rank: #312
• US rank: #5202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dansville, NY
• Population (ZIP): 8,970

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.12%
• Current HPI: 206.4098
• 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

-12.1% since first listed

2 events — show timeline

• 2026-06-13 Price Changed $79,000 UNYREIS
• 2026-05-01 Listed $89,900 UNYREIS

Property tax history

+6.2%/yr

Latest (2025): $2,944 · +2.1% YoY. Source: county tax records.