3929 Janes Ave · Perry, NY 14549

$89,900

3 bd · 1.5 ba · 1,329 sqft · SingleFamily · 7 Days on market

Built 1900 Fair condition 6,534 sqft lot Est $158k · 43% under $60/mo HOA · 5% of rent

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.5/10.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Located at 3929 Janes Ave, Silver Lake NY 14549 is an affordable opportunity in the heart of Silver Lake! This 3-bedroom, 1.5-bath Cape Cod offers over 1,300 square feet of living space and is full of potential for investors, handy homeowners, or anyone looking to build equity. Features include a first-floor bedroom, first-floor laundry, public water and sewer, natural woodwork, an enclosed porch, and a corner lot location. Enjoy all that the Silver Lake community has to offer, with convenient access to the lake, village amenities, and nearby recreational opportunities. HOA benefits include access to common areas and community amenities. The home does require a partial roof replacement (fro

Key facts

• Community amenities
• First floor laundry
• Enclosed porch

Tags

• FIRST FLOOR BEDROOM
• FIRST FLOOR LAUNDRY
• ENCLOSED PORCH
• CORNER LOT LOCATION
• ACCESS TO COMMON AREAS
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Annual association fee of $715

Exterior

• Parking: No garage; Driveway parking
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story home; Frame construction with vinyl siding; Asphalt roof; Existing (resale) property
• Construction: Frame construction; Vinyl siding; Asphalt roof
• Exterior features: Enclosed porch; Open porch; Blacktop driveway; Gravel driveway; Partial fencing; Fence; Corner lot; Rectangular lot; Located on Silver Lake (lake frontage)

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom
• Heating & cooling: Multiple heating options including electric and gas; Baseboard heating; Forced air; Wall furnace
• Interior features: Ceiling fan(s); Country kitchen; Natural woodwork; Thermal windows
• Laundry & utility: Laundry located on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.0% vs local median 4.2% in Perry — 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 72/100 on livability (#348 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Perry Central School District (rural): math 53% / reading 63% proficiency, ranked #272 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Wyoming County population projected at -16% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.35% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $158,151
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3901 (40) Janes Ave #3901	0.08mi	4/1.0 (+1)	1,452 (+9%)	3mo	$28,000	$19	71
3865 Locust Ln Ln	0.08mi	3/2.0	1,456 (+10%)	12mo	$235,000	$161	68
3783 Euclid Ave #136	0.43mi	3/1.5	1,407 (+6%)	18mo	$168,000	$119	55
126 Euclid Ave	0.40mi	3/1.0	1,177 (-11%)	15mo	$130,000	$110	48

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: 19.9%
• Equity multiple: 2.13×
• Total profit: $28,554
• Equity at exit: $40,423

10-year hold

• IRR: 21.2%
• Equity multiple: 4.06×
• Total profit: $76,978
• Equity at exit: $62,297

Cash invested: $25,172 (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 14549

• Active inventory: 3
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$60
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $277

Break-even live

Break-even rent $862

Max offer price $89,900

Occupancy floor 72%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: watersewer

Listing history 7 events

1. 2026-06-18
   days on market $89,900 Active 7 DOM
2. 2026-06-17
   days on market $89,900 Active 6 DOM
3. 2026-06-16
   days on market $89,900 Active 5 DOM
4. 2026-06-15
   days on market $89,900 Active 4 DOM
5. 2026-06-13
   days on market $89,900 Active 2 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $89,900 Active 1 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 15 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: $14,563
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − HOA: −$720
• − Depreciation: −$2,615
• Taxable income: $2,064
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $2,834/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

Fair 45/100 Moderate rehab

The home requires a partial roof replacement and exterior updates, including repainting or staining the siding and fencing repair or replacement. Landscaping maintenance will also improve curb appeal and attract potential buyers or renters.

Repairs flagged

• Major roof — Significant moss and potential water damage.
• Moderate exterior siding — Weathered and could benefit from repainting or staining.
• Major fencing — Appears to be in poor condition and may need repair or replacement.

Value-add opportunities

• Both Roof replacement — A new roof will significantly improve the home's appearance and value.
• Both Repainting or staining the exterior siding — Fresh paint or stain will enhance curb appeal and home value.
• Both Landscaping maintenance — A well-maintained yard will improve the home's curb appeal and attract potential buyers or renters.
• Both Fencing repair or replacement — A functional and attractive fence will enhance the home's curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant moss and potential water damage.	Major	$15,000–50,000
exterior siding · Weathered and could benefit from repainting or staining.	Moderate	$3,000–15,000
fencing · Appears to be in poor condition and may need repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Roof replacement — A new roof will significantly improve the home's appearance and value. ↑
• Both Repainting or staining the exterior siding — Fresh paint or stain will enhance curb appeal and home value. ↑
• Both Landscaping maintenance — A well-maintained yard will improve the home's curb appeal and attract potential buyers or renters. ↑
• Both Fencing repair or replacement — A functional and attractive fence will enhance the home's curb appeal and 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: Perry Central School District
• NCES district ID: 3622770
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 63% ▲ 12.00%
• Median HH income: $48,386
• Composite: 49.23/100
• National rank: #2036
• State rank: #272 of 590 in NY

Livability — Perry

• Score: 72/100
• State rank: #348
• US rank: #5898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 404

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+95.9% since first listed

3 events — show timeline

• 2026-06-11 Listed $89,900 WNYREIS
• 2017-09-03 Listing Removed — UNYREIS
• 2017-04-20 Listed $45,900 UNYREIS