8 East Ave · Wayland, NY 14572

$126,000

3 bd · 1.5 ba · 2,124 sqft · SingleFamily public records · 20 Days on market

Built 1897 0.25 ac lot Est $149k · 15% under

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Why this score? — see what drove the C+ 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 +18.0/30.0
• ARV discount +14.4/15.0
• 1% rule +5.9/10.0
• Appreciation +5.8/10.0
• DSCR +5.6/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 2100 square foot affordable home has a wraparound covered porch and sits on a nice lot, just walking distance to village ammenities. The main floor has a huge eat-in kitchen and conveniently leads to the charming dining room with a floor to ceiling built-in shelving unit. The spacious living room can be multifunctional … a nice room for visiting guests and a reading area and the half bath is steps away. There is also a comfortable family room for movie and game nights. The den/playroom has a wall of storage cupboards for a plethora of crafts, books, etc. This home has a main floor laundry room. What a luxury…no more basement! Speaking of the basement, there is on

Key facts

• Huge eat-in kitchen
• Off-street parking
• 0.25 acre lot

Tags

• WRAPAROUND COVERED PORCH
• HUGE EAT-IN KITCHEN
• MAIN FLOOR LAUNDRY ROOM
• OUTDOOR ENTERTAINING ON PATIO
• LANDSCAPING FULL OF PERRENIALS
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $124k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#668 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety D, amenities F, commute F.
• Wayland-Cohocton Central School District (rural): math 40% / reading 53% proficiency, ranked #446 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wayland Elementary School (math 37% / reading 62%, grade D, #1,085 of 2,108 statewide, top 56%, 466 students, 63% FRL); Wayland-Cohocton Middle School (math 27% / reading 49%, grade F, #442 of 729 statewide, top 61%, 379 students, 62% FRL); Wayland-Cohocton High School (math 92%, 394 students, 59% FRL) — zoned schools average 61% FRL vs 39% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($871 loan paydown + $2k appreciation (1.7% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,110 (1.5% below list)

Questions for the listing agent

1. Built in 1897 — 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. 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. 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: 1.09% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $148,680
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Second Ave	0.40mi	3/1.0	2,136 (+1%)	20mo	$150,000	$70	62
202 Hamilton St	0.32mi	4/1.5 (+1)	1,932 (-9%)	17mo	$133,000	$69	51
7 Hamilton St	0.35mi	4/2.5 (+1)	1,922 (-10%)	15mo	$205,000	$107	46
213 W Naples St	0.41mi	4/1.0 (+1)	1,900 (-10%)	20mo	$103,000	$54	40

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

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.38×
• Total profit: $13,562
• Equity at exit: $47,494

10-year hold

• IRR: 10.9%
• Equity multiple: 2.42×
• Total profit: $50,048
• Equity at exit: $66,739

Cash invested: $35,280 (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 14572

• Home prices YoY: 0.7%
• Active inventory: 27
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$263 /mo · $3,155/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $108

Break-even live

Break-even rent $1,236

Max offer price $126,000

Occupancy floor 87%

Sensitivity live

Price	-10% $180	-5% $144	+0% $108	+5% $73	+10% $37
Rent	-10% $0	-5% $54	+0% $108	+5% $163	+10% $217
Rate	-1.0pp $172	-0.5pp $141	base $108	+0.5pp $76	+1.0pp $43

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2025-11-13
   status Pending
2. 2025-10-24
   listed $126,000 Active

ⓘ 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: $3,155 · $263/mo
• Projected year-2 tax: $3,155 · $263/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,475
• − Mortgage interest: −$7,058
• − Property taxes: −$3,155
• − Insurance: −$630
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,665
• Taxable loss: −$669
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,462/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: Wayland-Cohocton Central School District
• NCES district ID: 3600011
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $46,957
• Composite: 39.54/100
• National rank: #3940
• State rank: #446 of 590 in NY

Livability — Wayland

• Score: 65/100
• State rank: #668
• US rank: #12438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wayland, NY
• Population (ZIP): 4,745

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Iranian 3% Romanian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 258.8086
• 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

2 events — show timeline

• 2025-11-13 Pending — UNYREIS
• 2025-10-24 Listed $126,000 UNYREIS

Property tax history

+0.6%/yr

Latest (2025): $3,155 · +8.3% YoY. Source: county tax records.