8975 Becker Rd · Wayland, NY 14572

$60,000

2 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 23 Days on market

Built 1950 1.20 ac lot $43/sqft · 66% 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
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• 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 gutted, vacant home on 1.2 acres is the perfect opportunity for investors or renovators. With the interior already cleared, you can jump straight into rebuilding and customizing to your vision. The property offers great road frontage, plenty of space, and strong potential for a profitable flip or a personalized residence.

Key facts

• Strong potential
• 1.2 acres
• Great road frontage

Tags

• 1.2 ACRES
• GREAT ROAD FRONTAGE
• STRONG POTENTIAL

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 $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (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.
• Market conditions: 26 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($415 loan paydown + $1k appreciation (1.7% local appreciation)).
• Livingston County population projected at -13% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $60k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 2.00% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.22%
• DSCR: 2.48
• GRM: 4.2

CMA / ARV

• ARV (median comp): $175,204
• List price: $60,000
• Delta: -65.75%
• Verdict: UNDERPRICED
• Comps: 19 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.8%
• Equity multiple: 2.95×
• Total profit: $32,811
• Equity at exit: $22,616

10-year hold

• IRR: 38.3%
• Equity multiple: 5.81×
• Total profit: $80,768
• Equity at exit: $31,780

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 14572

• Home prices YoY: 0.7%
• Active inventory: 26
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $465

Break-even live

Break-even rent $610

Max offer price $60,000

Occupancy floor 56%

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 20 events

1. 2026-06-18
   days on market $60,000 Active 23 DOM
2. 2026-06-17
   days on market $60,000 Active 22 DOM
3. 2026-06-16
   days on market $60,000 Active 21 DOM
4. 2026-06-15
   days on market $60,000 Active 20 DOM
5. 2026-06-13
   days on market $60,000 Active 18 DOM
6. 2026-06-12
   days on market $60,000 Active 17 DOM
7. 2026-06-09
   days on market $60,000 Active 14 DOM
8. 2026-06-08
   days on market $60,000 Active 13 DOM
9. 2026-06-07
   days on market $60,000 Active 12 DOM
10. 2026-06-07
    days on market $60,000 Active 11 DOM
11. 2026-06-04
    days on market $60,000 Active 8 DOM
12. 2026-06-02
    days on market $60,000 Active 7 DOM
13. 2026-06-01
    days on market $60,000 Active 6 DOM
14. 2026-05-31
    days on market $60,000 Active 5 DOM
15. 2026-05-19
    historical
16. 2026-03-20
    price $60,000
17. 2026-02-19
    price $79,000
18. 2025-12-08
    price $90,000
19. 2025-11-19
    listed $99,900 Active
20. 2022-10-14
    soldstatus $20,000

ⓘ 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: $1,711 · $143/mo
• Projected year-2 tax: $1,711 · $143/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 1/10 Low 7 d/yr ≥91°F today · 16 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: $14,390
• − Mortgage interest: −$3,361
• − Property taxes: −$1,711
• − Insurance: −$300
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,745
• Taxable income: $4,970
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $4,389/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

• Population (ZIP): 4,745

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

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 · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

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

+200.0% since first listed

6 events — show timeline

• 2026-05-19 Listing Removed — UNYREIS
• 2026-03-20 Price Changed $60,000 UNYREIS
• 2026-02-19 Price Changed $79,000 UNYREIS
• 2025-12-08 Price Changed $90,000 UNYREIS
• 2025-11-19 Listed $99,900 UNYREIS
• 2022-10-14 Sold (Public Records) $20,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $1,711 · +0.0% YoY. Source: county tax records.