5440 Wilkinson Rd · Burdett, NY 14841

$65,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 81 Days on market

Built 1900 0.67 ac lot $62/sqft · 77% below area

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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 +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rare opportunity to own property in the heart of the Finger Lakes! Located on the east side of Seneca Lake Wine Trail. This property is tucked away on a quiet dead-end road surrounded by trees. Right next to the property is a privately wooded area along the banks of Sawmill Creek. The three-bedroom house has been vacant for more than ten years and is in need of a lot of work. Bring your tools and your imagination to create your dream home or investment property in this popular tourism area. Metal roof is about ten years old. Most of the interior and exterior needs updating or replacement. Public water and electric connected but turned off, condition of septic and plumbing unknown. Property and building are being sold in current "as is' condition. Seller will provide 2026 survey that has been subdivided from a larger parcel. Please do not walk the land or building without an appointment.

Key facts

• Metal roof
• Quiet dead-end road
• 0.67 acre lot

Tags

• QUIET DEAD-END ROAD
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,048 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: health & safety D, schools D-, crime F.
• Watkins Glen Central School District (town): math 42% / reading 46% proficiency, ranked #472 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 52 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $4k appreciation (5.6% local appreciation)).
• Schuyler County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, 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 81 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 3.79% ✓
• Cap rate: 33.52%
• Cash-on-cash: 97.24%
• DSCR: 5.33
• GRM: 2.2

CMA / ARV

• ARV (median comp): $278,995
• List price: $65,000
• Delta: -76.70%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

5.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 99.5%
• Equity multiple: 6.93×
• Total profit: $107,880
• Equity at exit: $39,412

10-year hold

• IRR: 97.5%
• Equity multiple: 14.58×
• Total profit: $247,102
• Equity at exit: $70,252

Cash invested: $18,200 (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 14841

• Home prices YoY: 1.7%
• Active inventory: 8
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,461 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$101 /mo · $1,218/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $1,419

Break-even live

Break-even rent $665

Max offer price $65,000

Occupancy floor 37%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 81 DOM
2. 2026-06-17
   days on market $65,000 Active 80 DOM
3. 2026-06-16
   days on market $65,000 Active 79 DOM
4. 2026-06-15
   days on market $65,000 Active 78 DOM
5. 2026-06-13
   days on market $65,000 Active 76 DOM
6. 2026-06-12
   days on market $65,000 Active 75 DOM
7. 2026-06-09
   days on market $65,000 Active 72 DOM
8. 2026-06-08
   days on market $65,000 Active 71 DOM
9. 2026-06-07
   days on market $65,000 Active 70 DOM
10. 2026-06-07
    days on market $65,000 Active 69 DOM
11. 2026-06-04
    days on market $65,000 Active 66 DOM
12. 2026-06-02
    days on market $65,000 Active 65 DOM
13. 2026-06-01
    days on market $65,000 Active 64 DOM
14. 2026-05-31
    days on market $65,000 Active 63 DOM
15. 2026-04-16
    price $65,000 904-char remark

    Show marketing remark (904 chars)

    Rare opportunity to own property in the heart of the Finger Lakes! Located on the east side of Seneca Lake Wine Trail. This property is tucked away on a quiet dead-end road surrounded by trees. Right next to the property is a privately wooded area along the banks of Sawmill Creek. The three-bedroom house has been vacant for more than ten years and is in need of a lot of work. Bring your tools and your imagination to create your dream home or investment property in this popular tourism area. Metal roof is about ten years old. Most of the interior and exterior needs updating or replacement. Public water and electric connected but turned off, condition of septic and plumbing unknown. Property and building are being sold in current "as is' condition. Seller will provide 2026 survey that has been subdivided from a larger parcel. Please do not walk the land or building without an appointment.

16. 2026-03-29
    listed $75,000 Active 904-char remark

    Show marketing remark (904 chars)

    Rare opportunity to own property in the heart of the Finger Lakes! Located on the east side of Seneca Lake Wine Trail. This property is tucked away on a quiet dead-end road surrounded by trees. Right next to the property is a privately wooded area along the banks of Sawmill Creek. The three-bedroom house has been vacant for more than ten years and is in need of a lot of work. Bring your tools and your imagination to create your dream home or investment property in this popular tourism area. Metal roof is about ten years old. Most of the interior and exterior needs updating or replacement. Public water and electric connected but turned off, condition of septic and plumbing unknown. Property and building are being sold in current "as is' condition. Seller will provide 2026 survey that has been subdivided from a larger parcel. Please do not walk the land or building without an appointment.

17. 2004-11-19
    historical
18. 2004-09-22
    listed $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: $1,218 · $101/mo
• Projected year-2 tax: $1,218 · $101/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 · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,532
• − Mortgage interest: −$3,641
• − Property taxes: −$1,218
• − Insurance: −$992
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$1,891
• Taxable income: $17,066
• Est. tax owed @ 24.0%: −$4,096
• After-tax cash flow: $12,935/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: Watkins Glen Central School District
• NCES district ID: 3630240
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $47,157
• Composite: 37.53/100
• National rank: #4395
• State rank: #472 of 590 in NY

Livability — Burdett

• Score: 58/100
• State rank: #1048
• US rank: #20801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 827

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 17,999 people
• By 2030: 17,676 · -1.8%
• By 2040: 16,586 · -7.9%
• By 2050: 15,322 · -14.9%
• By 2075: 13,004 · -27.8%
• By 2100: 10,752 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Romanian 18% Iranian 5% Serbian 3%
• Foreign-born: 2%

Political lean MEDSL · Schuyler

• 2024 margin: Strong R (+21.0) · D 39.5% · R 60.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+17.6 2016: R+28.7 2012: R+7.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.64%
• Current HPI: 334.5875
• 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

+30.0% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $65,000 UNYREIS
• 2026-03-29 Listed $75,000 UNYREIS
• 2004-11-19 Listing Removed — UNYREIS
• 2004-09-22 Listed $50,000 UNYREIS

Property tax history

+3.5%/yr

Latest (2025): $1,218 · +1.8% YoY. Source: county tax records.