37 Holley St · Lyons, NY 14489

$139,900

3 bd · 3.0 ba · 2,323 sqft · MultiFamily public records · 44 Days on market

Built 1900 8,276 sqft lot $60/sqft · 15% above area Est $122k · 15% over

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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
• 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
• ARV discount +0.8/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great investment opportunity - currently fully rented with less than 10% vacancy rate over the past 5 years! Positive cash flow of nearly $1000 less debt service. New paint, furnace & HW heaters in past 3 years plus recent miscellaneous interior upgrades. SELLER MOTIVATED - make an offer.

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 1900

Property features AI

Finance

• Other: Three total units; Unit 1 (3-bed, 1-bath) rent $800; Unit 2 (1-bed, 1-bath) rent $575; Unit 3 (studio/efficiency layout with living area; 1-bath) rent $500
• Financial info: Water is paid by the owner / water included in rent; Property operates as a 3-unit multi-family with separate gas and electric meters for each unit; Operating expenses include water

Exterior

• Parking: Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale condition; Vinyl siding exterior; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof; Built existing (year built details listed as existing)
• Exterior features: Covered porch

Interior

• Kitchen: Each unit includes an oven/range and refrigerator; Eat-in kitchens in each unit
• Bedrooms: One unit with 3 bedrooms; One unit with 1 bedroom; One unit with unspecified bedroom count in third unit description (living area present)
• Flooring: Hardwood; Resilient; Varies by unit
• Bathrooms: Three full bathrooms across the building (one full bath in each unit)
• Heating & cooling: Forced air heating; Electric and gas heating sources
• Interior features: Full basement; Hardwood and resilient flooring; flooring varies by unit
• Laundry & utility: Electric and gas water heaters

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $947/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $140k).
• Recommended offer: $136k (3.0% 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 $15k of equity ($967 loan paydown + $14k 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 $39k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.
• Current owner paid $48k; list at $140k implies a 191% 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.51% ✓
• Cap rate: 30.66%
• Cash-on-cash: 87.01%
• DSCR: 4.87
• GRM: 2.4

CMA / ARV

• ARV (median comp): $121,838
• List price: $139,900
• Delta: 14.82%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Canal St	0.29mi	2/2.0 (-1)	2,092 (-10%)	12mo	$97,000	$46	51
96 Water St	0.66mi	4/3.0 (+1)	2,080 (-10%)	2mo	$99,000	$48	45

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: 96.3%
• Equity multiple: 7.57×
• Total profit: $257,212
• Equity at exit: $126,033

10-year hold

• IRR: 91.5%
• Equity multiple: 16.71×
• Total profit: $615,422
• Equity at exit: $271,795

Cash invested: $39,172 (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 14489

• Home prices YoY: 14.2%
• Active inventory: 26
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,909 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$246 /mo · $2,950/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,031
• Net cashflow: $2,840

Break-even live

Break-even rent $1,314

Max offer price $139,900

Occupancy floor 37%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$4,908
Total (3 units)			$4,909

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 44 DOM
2. 2026-06-17
   days on market $139,900 Active 43 DOM
3. 2026-06-16
   days on market $139,900 Active 42 DOM
4. 2026-06-15
   days on market $139,900 Active 41 DOM
5. 2026-06-13
   days on market $139,900 Active 39 DOM
6. 2026-06-12
   days on market $139,900 Active 38 DOM
7. 2026-06-09
   days on market $139,900 Active 35 DOM
8. 2026-06-08
   days on market $139,900 Active 34 DOM
9. 2026-06-07
   days on market $139,900 Active 33 DOM
10. 2026-06-07
    days on market $139,900 Active 32 DOM
11. 2026-06-04
    days on market $139,900 Active 29 DOM
12. 2026-06-02
    days on market $139,900 Active 28 DOM
13. 2026-06-01
    days on market $139,900 Active 27 DOM
14. 2026-05-31
    days on market $139,900 Active 26 DOM
15. 2026-05-05
    listed $139,900 Active 242-char remark
16. 2011-05-13
    soldstatus $48,000
17. 2011-05-10
    soldstatus $48,000 295-char remark

    Show marketing remark (295 chars)

    Great investment opportunity - currently fully rented with less than 10% vacancy rate over the past 5 years! Positive cash flow of nearly $1000 less debt service. New paint, furnace & HW heaters in past 3 years plus recent miscellaneous interior upgrades. SELLER MOTIVATED - make an offer.

18. 2011-03-09
    listed $58,500 295-char remark

    Show marketing remark (295 chars)

    Great investment opportunity - currently fully rented with less than 10% vacancy rate over the past 5 years! Positive cash flow of nearly $1000 less debt service. New paint, furnace & HW heaters in past 3 years plus recent miscellaneous interior upgrades. SELLER MOTIVATED - make an offer.

19. 1997-08-04
    soldstatus $61,500

ⓘ 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: $2,950 · $246/mo
• Projected year-2 tax: $2,950 · $246/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 2/10 Low 7 d/yr ≥95°F today · 15 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: $58,908
• − Mortgage interest: −$7,837
• − Property taxes: −$2,950
• − Insurance: −$700
• − Repairs & maintenance: −$4,713
• − Management: −$4,713
• − Depreciation: −$4,070
• Taxable income: $33,927
• Est. tax owed @ 24.0%: −$8,142
• After-tax cash flow: $25,941/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

+127.5% since first listed

5 events — show timeline

• 2026-05-05 Listed $139,900 UNYREIS
• 2011-05-13 Sold (Public Records) $48,000 Public Records
• 2011-05-10 Sold (MLS) $48,000 UNYREIS
• 2011-03-09 Listed $58,500 UNYREIS
• 1997-08-04 Sold (Public Records) $61,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,950 · +6.0% YoY. Source: county tax records.