4024 Ridgeway St · Williamson, NY 14589

$119,000

2 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 14 Days on market

Built 1925 5,227 sqft lot Est $212k · 44% under

---

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 +22.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +7.2/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable home in Williamson NY? Here’s a two/three bedroom, one full bath home with a first floor laundry that has an enclosed front porch (great space to keep all those coats and boots!) that’s a wonderful retreat for a spot to sit and enjoy the views of the outdoors. The rear first floor room in this home (was used as a bedroom) is a flex space that can be used as another bedroom- studio- home office- playroom and more! The FIRST FLOOR LAUNDRY is a huge plus! The kitchen even has an WALK IN PANTRY for plenty of storage! Upstairs you’ll have two more bedrooms- a full bath too! All this covered by a METAL ROOF for years of worry free service! The ample lo

Key facts

• Metal roof
• First floor laundry
• Ample lot

Tags

• FIRST FLOOR LAUNDRY
• ENCLOSED FRONT PORCH
• WALK IN PANTRY
• METAL ROOF
• AMPLE LOT
• SHED WITH LEAN TO

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: 2-story house; Existing construction
• Construction: Metal roof; Aluminum siding; Vinyl siding; Wood siding; Copper plumbing; Block foundation; Pillar/post/pier foundation; Crawl space basement
• Exterior features: Enclosed porch; Open porch; Blacktop driveway; Shed(s); Exterior storage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Baseboard heating; Additional heating details in remarks
• Interior features: Breakfast area; Eat-in kitchen; Country kitchen; Storage; Thermal windows
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).

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: 33 active listings in the ZIP; 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 $823 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $119k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1925 — 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: 1.26% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $212,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4034 Rasmussen St	0.17mi	2/2.0	1,150 (-2%)	1mo	$320,000	$278	83
6315 State Route 21 Ave	0.28mi	3/2.5 (+1)	1,300 (+10%)	5mo	$210,000	$162	55
6275 State Route 21	0.38mi	3/2.0 (+1)	1,290 (+9%)	16mo	$166,100	$129	44
6274 Bennett St	0.36mi	3/1.0 (+1)	1,026 (-13%)	19mo	$185,000	$180	40

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-6,329
• Equity at exit: $17,743

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $11,504
• Equity at exit: $10,289

Cash invested: $33,320 (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: 33
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$308 /mo · $3,694/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $202

Break-even live

Break-even rent $1,242

Max offer price $119,000

Occupancy floor 82%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-29
   status Pending
2. 2026-04-15
   listed $119,000 Active
3. 2018-12-21
   soldstatus $45,500
4. 1996-10-07
   soldstatus $43,900
5. 1994-01-11
   soldstatus $35,832

ⓘ 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: $3,694 · $308/mo
• Projected year-2 tax: $3,694 · $308/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $17,969
• − Mortgage interest: −$6,666
• − Property taxes: −$3,694
• − Insurance: −$595
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$3,462
• Taxable income: $677
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,255/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

+232.1% since first listed

5 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-15 Listed $119,000 UNYREIS
• 2018-12-21 Sold (Public Records) $45,500 Public Records
• 1996-10-07 Sold (Public Records) $43,900 Public Records
• 1994-01-11 Sold (Public Records) $35,832 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,694 · +2.0% YoY. Source: county tax records.