100 Broad St · Lyons, NY 14489

$85,000

4 bd · 2.0 ba · 2,639 sqft · MultiFamily public records · 252 Days on market

Built 1840 5,663 sqft lot $32/sqft · 37% below area Est $122k · 30% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Versatile 2 - Family Investment Property in Lyons – Buy Individually or as Part of a Portfolio This 2- family rental offers a fantastic opportunity for investors or owner-occupants alike. Available individually or as a combination package along with 159 Canal Street.

Key facts

• 5,663 sq ft lot
• 2 parking spots
• Built 1840

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#270 in NY, #4,307 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, amenities F.
• Lyons Central School District (town): math 33% / reading 42% proficiency, ranked #549 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~1 year — 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 252 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: property tax is 3.4% of price; built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1840 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.09% ✓
• Cap rate: 34.88%
• Cash-on-cash: 102.11%
• DSCR: 5.54
• GRM: 2.0

CMA / ARV

• ARV (median comp): $121,838
• List price: $85,000
• Delta: -30.24%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Queen St	0.11mi	5/2.5 (+1)	2,482 (-6%)	20mo	$41,900	$17	61

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.37×
• Total profit: $175,419
• Equity at exit: $76,575

10-year hold

• IRR: —
• Equity multiple: 18.45×
• Total profit: $415,410
• Equity at exit: $165,136

Cash invested: $23,800 (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 14489

• Home prices YoY: 14.2%
• Active inventory: 26
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,477 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$240 /mo · $2,885/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $2,025

Break-even live

Break-even rent $913

Max offer price $85,000

Occupancy floor 37%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,476
Total (2 units)			$3,477

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $85,000 Active 252 DOM
2. 2026-06-17
   days on market $85,000 Active 251 DOM
3. 2026-06-16
   days on market $85,000 Active 250 DOM
4. 2026-06-15
   days on market $85,000 Active 249 DOM
5. 2026-06-13
   days on market $85,000 Active 247 DOM
6. 2026-06-12
   days on market $85,000 Active 246 DOM
7. 2026-06-09
   days on market $85,000 Active 243 DOM
8. 2026-06-08
   days on market $85,000 Active 242 DOM
9. 2026-06-07
   days on market $85,000 Active 241 DOM
10. 2026-06-07
    days on market $85,000 Active 240 DOM
11. 2026-06-04
    days on market $85,000 Active 237 DOM
12. 2026-06-02
    days on market $85,000 Active 236 DOM
13. 2026-06-01
    days on market $85,000 Active 235 DOM
14. 2026-05-31
    days on market $85,000 Active 234 DOM
15. 2025-12-22
    price $85,000 273-char remark

    Show marketing remark (273 chars)

    Versatile 2 - Family Investment Property in Lyons – Buy Individually or as Part of a Portfolio This 2- family rental offers a fantastic opportunity for investors or owner-occupants alike. Available individually or as a combination package along with 159 Canal Street.

16. 2025-10-09
    listed $87,500 Active 273-char remark

    Show marketing remark (273 chars)

    Versatile 2 - Family Investment Property in Lyons – Buy Individually or as Part of a Portfolio This 2- family rental offers a fantastic opportunity for investors or owner-occupants alike. Available individually or as a combination package along with 159 Canal Street.

17. 2025-10-08
    historical
18. 2025-08-19
    price $87,500
19. 2025-05-27
    listed $89,999 Active
20. 2023-06-12
    soldstatus $397,500
21. 2023-05-31
    soldstatus $55,000 Closed Sale or Rented
22. 2023-03-24
    status Under Contract- Do Not Show
23. 2023-02-13
    listed $55,000 Active
24. 2023-01-20
    soldstatus $424,917
25. 2022-04-18
    soldstatus $50,000

ⓘ 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: $2,885 · $240/mo
• Projected year-2 tax: $2,885 · $240/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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,724
• − Mortgage interest: −$4,761
• − Property taxes: −$2,885
• − Insurance: −$425
• − Repairs & maintenance: −$3,338
• − Management: −$3,338
• − Depreciation: −$2,473
• Taxable income: $24,504
• Est. tax owed @ 24.0%: −$5,881
• After-tax cash flow: $18,422/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: Lyons Central School District
• NCES district ID: 3618030
• Math proficiency: 33% ▲ 4.00%
• Reading proficiency: 42% ▼ -28.00%
• Median HH income: $43,076
• Composite: 31.73/100
• National rank: #5909
• State rank: #549 of 590 in NY

Livability — Lyons

• Score: 75/100
• State rank: #270
• US rank: #4307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyons, NY
• Population (ZIP): 7,016

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Iranian 8% Romanian 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 7% Spanish 3% Russian/Polish/Slavic 1%

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: ▲ 38.65%
• Current HPI: 311.1445
• 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

+70.0% since first listed

11 events — show timeline

• 2025-12-22 Price Changed $85,000 UNYREIS
• 2025-10-09 Listed $87,500 UNYREIS
• 2025-10-08 Listing Removed — UNYREIS
• 2025-08-19 Price Changed $87,500 UNYREIS
• 2025-05-27 Listed $89,999 UNYREIS
• 2023-06-12 Sold (Public Records) $397,500 Public Records
• 2023-05-31 Sold (MLS) $55,000 UNYREIS
• 2023-03-24 Pending — UNYREIS
• 2023-02-13 Listed $55,000 UNYREIS
• 2023-01-20 Sold (Public Records) $424,917 Public Records
• 2022-04-18 Sold (Public Records) $50,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,885 · +19.8% YoY. Source: county tax records.