6 Allen St · Warsaw, NY 14569

$60,000

2 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 14 Days on market

Built 1900 4,526 sqft lot

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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 +5.5/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the potential in this 3-bedroom, 1.5-bath home located in the heart of Warsaw, NY. Perfect for buyers with vision, this property offers a solid foundation. While it does need work, the layout and setting make it an excellent opportunity for renovation, investment, or a personalized makeover. What truly sets this property apart is the impressive two-story attached garage. This is not your average garage — it’s a dream setup for hobbyists, collectors, tinkerers, or anyone who needs serious storage. The lower level is perfect for vehicles, equipment, or workshop space, while the upper level offers a massive bonus area with endless possibilities: studio, loft storage, home

Key facts

• Attached garage
• Massive bonus area
• Two story

Tags

• TWO STORY
• ATTACHED GARAGE
• MASSIVE BONUS AREA
• ENDLESS POSSIBILITIES

Property features AI

Exterior

• Parking: Attached garage with storage; 5 garage spaces
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Metal roof; Composite siding; Lot with irregular dimensions (73 x 62) on a city street
• Construction: Metal roof; Composite siding; Built as existing (pre-owned)
• Exterior features: Deck; Gravel driveway; Shed(s) and storage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windows; Eat-in kitchen; Bedroom on main level; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 74/100 on livability (#289 in NY, #4,662 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Warsaw Central School District (town): math 44% / reading 51% proficiency, ranked #431 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 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 $1k of equity ($415 loan paydown + $655 appreciation (1.1% 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 (1.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $60k implies a 627% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.36% ✓
• Cap rate: 18.66%
• Cash-on-cash: 44.18%
• DSCR: 2.97
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 3.18×
• Total profit: $36,668
• Equity at exit: $20,767

10-year hold

• IRR: 44.0%
• Equity multiple: 6.31×
• Total profit: $89,272
• Equity at exit: $27,819

Cash invested: $16,800 (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 14569

• Home prices YoY: 0.4%
• Active inventory: 33
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$160 /mo · $1,920/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $552

Break-even live

Break-even rent $717

Max offer price $60,000

Occupancy floor 56%

Sensitivity live

Price	-10% $586	-5% $569	+0% $552	+5% $535	+10% $518
Rent	-10% $440	-5% $496	+0% $552	+5% $608	+10% $664
Rate	-1.0pp $582	-0.5pp $567	base $552	+0.5pp $537	+1.0pp $521

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-04-08
   listed $60,000 Active
3. 2001-12-31
   soldstatus $8,250
4. 2001-12-31
   soldstatus $8,250

ⓘ 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: $1,920 · $160/mo
• Projected year-2 tax: $1,920 · $160/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 7/10 Severe FEMA zone X · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,986
• − Mortgage interest: −$3,361
• − Property taxes: −$1,920
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$1,745
• Taxable income: $6,144
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $5,151/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: Warsaw Central School District
• NCES district ID: 3629940
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $47,692
• Composite: 40.47/100
• National rank: #3718
• State rank: #431 of 590 in NY

Livability — Warsaw

• Score: 74/100
• State rank: #289
• US rank: #4662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warsaw, NY
• Population (ZIP): 6,372

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Lithuanian 6% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 1.09%
• Current HPI: 263.9109
• 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

+627.3% since first listed

4 events — show timeline

• 2026-04-22 Pending — WNYREIS
• 2026-04-08 Listed $60,000 WNYREIS
• 2001-12-31 Sold (Public Records) $8,250 Public Records
• 2001-12-31 Sold (Public Records) $8,250 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,920 · -3.1% YoY. Source: county tax records.