6302 Bennett St · Williamson, NY 14589

$144,900

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 28 Days on market

Built 1959 0.26 ac lot Est $191k · 24% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Add your own personal touches to the is quaint village home! Large eat in kitchen with bay window. First floor bedroom and laundry. Large living room with lots of natural light and with a built-in! All new vinyl windows. Partial roof done in 2018. Private backyard. Added square footage with the addition on back of the garage making square feet close to 1630 sq ft. Walking distance to shopping and dinning. Delayed negotiations till 3/09/2020 At 12pm please allow 24 hours for response. Only permits on file will be provided. Commission paid on net sale price.

Key facts

• Koi pond
• Eat in kitchen
• First floor laundry

Tags

• LARGE LIVING ROOM
• KOI POND
• EAT IN KITCHEN
• FIRST FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (13.7% below list).
• Recommended offer: $125k (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#141 in NY, #2,196 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Williamson Central School District (rural): math 51% / reading 50% proficiency, ranked #363 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $100k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000 (13.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $191,160
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4034 Rasmussen St	0.12mi	2/2.0 (-1)	1,150 (-2%)	1mo	$320,000	$278	80
6315 State Route 21 Ave	0.16mi	3/2.5	1,300 (+10%)	5mo	$210,000	$162	66
6274 Bennett St	0.07mi	3/1.0	1,026 (-13%)	19mo	$185,000	$180	59
6275 State Route 21	0.17mi	3/2.0	1,290 (+9%)	16mo	$166,100	$129	59
4331 Ridge Rd	0.72mi	3/1.0	1,178 (-0%)	15mo	$165,000	$140	54

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-29,781
• Equity at exit: $21,605

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-33,848
• Equity at exit: $12,528

Cash invested: $40,572 (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 14589

• Home prices YoY: -19.4%
• Active inventory: 34
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$267 /mo · $3,208/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-100

Break-even live

Break-even rent $1,377

Max offer price $127,223

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-59	+0% $-100	+5% $-141	+10% $-182
Rent	-10% $-199	-5% $-149	+0% $-100	+5% $-51	+10% $-1
Rate	-1.0pp $-27	-0.5pp $-63	base $-100	+0.5pp $-138	+1.0pp $-176

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4215 Pearsall Rd Unit 1 Williamson, NY	2.0	1.0	900	$1,250	$1.39	44d	1	1.48mi

Listing history 8 events

1. 2026-05-12
   status Pending
2. 2026-04-22
   historical Active Under Contract
3. 2026-04-13
   listed $144,900 Active
4. 2020-06-02
   soldstatus $100,000
5. 2020-06-02
   soldstatus $100,000
6. 2020-05-15
   soldstatus $100,000 Closed Sale or Rented 565-char remark

   Show marketing remark (565 chars)

   Add your own personal touches to the is quaint village home! Large eat in kitchen with bay window. First floor bedroom and laundry. Large living room with lots of natural light and with a built-in! All new vinyl windows. Partial roof done in 2018. Private backyard. Added square footage with the addition on back of the garage making square feet close to 1630 sq ft. Walking distance to shopping and dinning. Delayed negotiations till 3/09/2020 At 12pm please allow 24 hours for response. Only permits on file will be provided. Commission paid on net sale price.

7. 2020-03-12
   status Under Contract- Do Not Show 565-char remark

   Show marketing remark (565 chars)

   Add your own personal touches to the is quaint village home! Large eat in kitchen with bay window. First floor bedroom and laundry. Large living room with lots of natural light and with a built-in! All new vinyl windows. Partial roof done in 2018. Private backyard. Added square footage with the addition on back of the garage making square feet close to 1630 sq ft. Walking distance to shopping and dinning. Delayed negotiations till 3/09/2020 At 12pm please allow 24 hours for response. Only permits on file will be provided. Commission paid on net sale price.

8. 2020-02-28
   listed $89,900 Active 565-char remark

   Show marketing remark (565 chars)

   Add your own personal touches to the is quaint village home! Large eat in kitchen with bay window. First floor bedroom and laundry. Large living room with lots of natural light and with a built-in! All new vinyl windows. Partial roof done in 2018. Private backyard. Added square footage with the addition on back of the garage making square feet close to 1630 sq ft. Walking distance to shopping and dinning. Delayed negotiations till 3/09/2020 At 12pm please allow 24 hours for response. Only permits on file will be provided. Commission paid on net sale price.

ⓘ 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: $3,208 · $267/mo
• Projected year-2 tax: $3,208 · $267/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$8,117
• − Property taxes: −$3,208
• − Insurance: −$724
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,215
• Taxable loss: −$3,664
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $-321/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: Williamson Central School District
• NCES district ID: 3631440
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $56,080
• Composite: 43.79/100
• National rank: #2937
• State rank: #363 of 590 in NY

Livability — Williamson

• Score: 79/100
• State rank: #141
• US rank: #2196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamson, NY
• Population (ZIP): 7,904

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Iranian 13% Romanian 4% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% Other Indo-European 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: ▼ -56.43%
• Current HPI: 234.0889
• 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

+61.2% since first listed

8 events — show timeline

• 2026-05-12 Pending — UNYREIS
• 2026-04-22 Contingent — UNYREIS
• 2026-04-13 Listed $144,900 UNYREIS
• 2020-06-02 Sold (Public Records) $100,000 Public Records
• 2020-06-02 Sold (Public Records) $100,000 Public Records
• 2020-05-15 Sold (MLS) $100,000 UNYREIS
• 2020-03-12 Pending — UNYREIS
• 2020-02-28 Listed $89,900 UNYREIS

Property tax history

+4.9%/yr

Latest (2025): $3,208 · +2.0% YoY. Source: county tax records.