36 South St · Leicester, NY 14481

$150,000

3 bd · 1.5 ba · 1,578 sqft · SingleFamily public records · 12 Days on market

Built 1900 6,600 sqft lot $95/sqft · 35% below area Est $230k · 35% 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Appreciation +6.8/10.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom, 2 bath home.

Key facts

• New kitchen
• Windows throughout
• Rebuilt front porch

Tags

• COMPLETELY RENOVATED HOME
• NEW KITCHEN
• WINDOWS THROUGHOUT
• LUXURY VINYL FLOORING
• REBUILT FRONT PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Septic tank
• Home design: 2-story home; Existing construction
• Construction: Vinyl siding; Architectural shingle roof; Block foundation
• Exterior features: Gravel driveway; City street frontage; Rectangular residential lot (40 x 165)

Interior

• Kitchen: Appliances negotiable
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Luxury vinyl; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Sliding glass door(s); Separate/formal dining room; Living/dining room; Convertible bedroom
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-17 ($-200/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (13.9% below list).
• Recommended offer: $129k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#775 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: schools D, crime F, amenities F.
• York Central School District (rural): math 41% / reading 55% proficiency, ranked #403 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 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 $6k of equity ($1k loan paydown + $5k appreciation (3.6% 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 (3.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $43k; list at $150k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,103 (13.9% 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 1900 — 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 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?
5. 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?
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: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $230,339
• List price: $150,000
• Delta: -34.88%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 South St	0.00mi	3/2.0	1,578 (0%)	13mo	$43,430	$28	87
203 Main St	0.46mi	3/1.5	1,632 (+3%)	10mo	$182,450	$112	65

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

Projected returns pro-forma

3.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.52×
• Total profit: $21,668
• Equity at exit: $72,385

10-year hold

• IRR: 10.9%
• Equity multiple: 2.74×
• Total profit: $73,066
• Equity at exit: $115,556

Cash invested: $42,000 (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 14481

• Home prices YoY: 1.6%
• Active inventory: 5
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-17

Break-even live

Break-even rent $1,312

Max offer price $147,583

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-15
   listed $150,000 Active 575-char remark
2. 2025-05-22
   soldstatus $43,430 Closed 23-char remark

   Show marketing remark (23 chars)

   3 Bedroom, 2 bath home.

3. 2025-03-24
   status Pending 23-char remark

   Show marketing remark (23 chars)

   3 Bedroom, 2 bath home.

4. 2025-02-17
   price $44,900 23-char remark

   Show marketing remark (23 chars)

   3 Bedroom, 2 bath home.

5. 2025-01-10
   price $49,900 23-char remark

   Show marketing remark (23 chars)

   3 Bedroom, 2 bath home.

6. 2024-12-13
   price $59,900 23-char remark

   Show marketing remark (23 chars)

   3 Bedroom, 2 bath home.

7. 2024-11-19
   price $64,900 23-char remark

   Show marketing remark (23 chars)

   3 Bedroom, 2 bath home.

8. 2024-10-30
   listed $69,900 Active 23-char remark

   Show marketing remark (23 chars)

   3 Bedroom, 2 bath home.

9. 2020-12-10
   status Under Contract- Do Not Show
10. 2020-12-04
    historical
11. 2020-12-01
    status Active
12. 2020-10-07
    historical
13. 2020-09-09
    listed $54,900 Active
14. 2020-09-08
    historical
15. 2020-02-20
    price $59,900
16. 2020-02-06
    listed $69,900 Active
17. 1997-06-20
    soldstatus $54,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,492
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$4,364
• Taxable loss: −$2,752
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $460/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: York Central School District
• NCES district ID: 3631950
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 55% ▲ 7.00%
• Median HH income: $58,572
• Composite: 41.9/100
• National rank: #3366
• State rank: #403 of 590 in NY

Livability — Leicester

• Score: 64/100
• State rank: #775
• US rank: #14791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leicester, NY
• Population (ZIP): 1,883

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 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: ▲ 3.58%
• Current HPI: 232.1665
• 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

+173.7% since first listed

19 events — show timeline

• 2026-05-27 Pending — UNYREIS
• 2026-05-27 Contingent — UNYREIS
• 2026-05-15 Listed $150,000 UNYREIS
• 2025-05-22 Sold (MLS) $43,430 UNYREIS
• 2025-03-24 Pending — UNYREIS
• 2025-02-17 Price Changed $44,900 UNYREIS
• 2025-01-10 Price Changed $49,900 UNYREIS
• 2024-12-13 Price Changed $59,900 UNYREIS
• 2024-11-19 Price Changed $64,900 UNYREIS
• 2024-10-30 Listed $69,900 UNYREIS
• 2020-12-10 Pending — UNYREIS
• 2020-12-04 Listing Removed — UNYREIS
• 2020-12-01 Relisted — UNYREIS
• 2020-10-07 Listing Removed — UNYREIS
• 2020-09-09 Listed $54,900 UNYREIS
• 2020-09-08 Listing Removed — UNYREIS
• 2020-02-20 Price Changed $59,900 UNYREIS
• 2020-02-06 Listed $69,900 UNYREIS
• 1997-06-20 Sold (Public Records) $54,800 Public Records

Property tax history

-18.1%/yr

Latest (2025): $208 · -92.1% YoY. Source: county tax records.