10 Montezuma St · Lyons, NY 14489

$149,900

2 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 18 Days on market

Built 1855 0.42 ac lot

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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 +20.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +6.2/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Delightful two-bedroom ranch with one-car garage and carport, previously used as a covered patio for entertaining. Enjoy the sunroom/porch during the warmer months and the wood burning fireplace during the colder ones. Decent sized living room with cedar closet, hardwood floors that extend into the bedrooms, and large picture window for ample lighting. Eat-in kitchen with plenty of cabinet space. Work bench, utilities, washer/dryer, and additional stove and sink can be found in the basement. Privacy shrubs surround the . 42 acre lot and shed, making it perfect for the avid gardener. Home is located next to charming Taylor Park and is within a five minute walk of the Erie Canal & Trail. Make this one yours today! Delayed negotiations April 24th at 12:00PM.

Key facts

• Hardwood floors
• 0.42 acre lot
• Garage

Tags

• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• ENCLOSED THREE SEASON PORCH
• PRIVATE BACKYARD SETTING
• MATURE PRIVACY SHRUBS
• DETACHED ONE CAR GARAGE

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Detached garage; Driveway; Garage with electricity; 1 garage space
• Utilities: Electricity connected (circuit breakers); Sewer connected; Public water available; Cable available
• Home design: Single-story home; Entry level main floor; Existing condition
• Construction: Frame construction with vinyl siding; Asphalt architectural shingle roof; Block and stone foundation; Copper plumbing; Attic/crawl hatchway(s) insulated; Built prior to recent construction (existing)
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Patio; Shed(s)/storage; Near public transit; Residential lot; Irregular lot

Interior

• Kitchen: Built-in range; Built-in oven; Electric cooktop; Range hood; Dishwasher; Exhaust fan; Refrigerator; Pantry
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating; Radiant heating; Window cooling unit(s)
• Interior features: Separate/formal living room; Pantry; Sunroom/Florida room; Thermal windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#270 in NY, #4,307 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, amenities F.
• Lyons Central School District (town): math 33% / reading 42% proficiency, ranked #549 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 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

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1855 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1855 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.12% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $99,789
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Montezuma St	0.18mi	2/1.5	1,080 (+1%)	22mo	$165,000	$153	70
46 Shuler St	0.29mi	3/1.0 (+1)	1,128 (+5%)	6mo	$84,500	$75	68
93 Catherine St	0.58mi	2/1.0	1,065 (-1%)	9mo	$130,000	$122	64
20 High St	0.30mi	2/1.0	1,126 (+5%)	17mo	$105,000	$93	63
4 Rice St	0.45mi	3/1.0 (+1)	1,196 (+12%)	5mo	$70,000	$59	51
168 Canal St	0.37mi	3/1.0 (+1)	999 (-7%)	20mo	$64,900	$65	50
21 Dickerson St	0.56mi	3/1.5 (+1)	1,125 (+5%)	12mo	$190,000	$169	49
3 Maple St	0.48mi	3/2.0 (+1)	1,226 (+14%)	9mo	$110,000	$90	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 3.16×
• Total profit: $90,468
• Equity at exit: $135,042

10-year hold

• IRR: 23.7%
• Equity multiple: 7.19×
• Total profit: $259,798
• Equity at exit: $291,223

Cash invested: $41,972 (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 14489

• Home prices YoY: 14.2%
• Active inventory: 26
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$282 /mo · $3,389/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $137

Break-even live

Break-even rent $1,502

Max offer price $149,900

Occupancy floor 87%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
947 Sohn Alloway Rd Unit 24 Lyons, NY	2.0	2.0	1100	$1,675	$1.52	23d	1	1.28mi

Listing history 22 events

1. 2026-06-08
   statusdays on market $149,900 Pending 18 DOM
2. 2026-06-07
   days on market $149,900 Active Under Contract 17 DOM
3. 2026-06-07
   days on market $149,900 Active Under Contract 16 DOM
4. 2026-06-04
   days on market $149,900 Active Under Contract 13 DOM
5. 2026-06-02
   days on market $149,900 Active Under Contract 12 DOM
6. 2026-06-01
   days on market $149,900 Active Under Contract 11 DOM
7. 2026-05-31
   days on market $149,900 Active Under Contract 10 DOM
8. 2026-05-21
   listed $149,900 Active
9. 2024-06-17
   soldstatus $137,000
10. 2024-06-14
    soldstatus $137,000 Closed 771-char remark

    Show marketing remark (771 chars)

    Delightful two-bedroom ranch with one-car garage and carport, previously used as a covered patio for entertaining. Enjoy the sunroom/porch during the warmer months and the wood burning fireplace during the colder ones. Decent sized living room with cedar closet, hardwood floors that extend into the bedrooms, and large picture window for ample lighting. Eat-in kitchen with plenty of cabinet space. Work bench, utilities, washer/dryer, and additional stove and sink can be found in the basement. Privacy shrubs surround the . 42 acre lot and shed, making it perfect for the avid gardener. Home is located next to charming Taylor Park and is within a five minute walk of the Erie Canal & Trail. Make this one yours today! Delayed negotiations April 24th at 12:00PM.

11. 2024-04-30
    status Pending 771-char remark

    Show marketing remark (771 chars)

    Delightful two-bedroom ranch with one-car garage and carport, previously used as a covered patio for entertaining. Enjoy the sunroom/porch during the warmer months and the wood burning fireplace during the colder ones. Decent sized living room with cedar closet, hardwood floors that extend into the bedrooms, and large picture window for ample lighting. Eat-in kitchen with plenty of cabinet space. Work bench, utilities, washer/dryer, and additional stove and sink can be found in the basement. Privacy shrubs surround the . 42 acre lot and shed, making it perfect for the avid gardener. Home is located next to charming Taylor Park and is within a five minute walk of the Erie Canal & Trail. Make this one yours today! Delayed negotiations April 24th at 12:00PM.

12. 2024-04-30
    historical Active Under Contract 771-char remark

    Show marketing remark (771 chars)

    Delightful two-bedroom ranch with one-car garage and carport, previously used as a covered patio for entertaining. Enjoy the sunroom/porch during the warmer months and the wood burning fireplace during the colder ones. Decent sized living room with cedar closet, hardwood floors that extend into the bedrooms, and large picture window for ample lighting. Eat-in kitchen with plenty of cabinet space. Work bench, utilities, washer/dryer, and additional stove and sink can be found in the basement. Privacy shrubs surround the . 42 acre lot and shed, making it perfect for the avid gardener. Home is located next to charming Taylor Park and is within a five minute walk of the Erie Canal & Trail. Make this one yours today! Delayed negotiations April 24th at 12:00PM.

13. 2024-04-17
    listed $74,995 Active 771-char remark

    Show marketing remark (771 chars)

    Delightful two-bedroom ranch with one-car garage and carport, previously used as a covered patio for entertaining. Enjoy the sunroom/porch during the warmer months and the wood burning fireplace during the colder ones. Decent sized living room with cedar closet, hardwood floors that extend into the bedrooms, and large picture window for ample lighting. Eat-in kitchen with plenty of cabinet space. Work bench, utilities, washer/dryer, and additional stove and sink can be found in the basement. Privacy shrubs surround the . 42 acre lot and shed, making it perfect for the avid gardener. Home is located next to charming Taylor Park and is within a five minute walk of the Erie Canal & Trail. Make this one yours today! Delayed negotiations April 24th at 12:00PM.

14. 2018-04-09
    soldstatus $47,000 Closed Sale or Rented 780-char remark

    Show marketing remark (780 chars)

    QUAINT AND CHARMING VILLAGE HOME. MUDROOM SURROUNDED BY WINDOWS. EAT IN KITCHEN WITH PLENTY OF CUPBOARD SPACE. ENCLOSED PORCH/SUNROOM WITH WINDOWS ABOUND! 2 BEDROOMS WITH HARDWOOD FLOORS. LARGE LIVING ROOM WITH HARDWOOD FLOORS UNDER THE CARPET. CEDAR CLOSET! WOOD FIREPLACE. GORGEOUS VILLAGE LOT WITH . 42 OF AN ACRE AND A SHED. PRIVACY SHRUBS SURROUND THE YARD. PERFECT FOR ALL YOUR GARDENING NEEDS! THIS HOME IS LOCATED NEXT TO PEACEFUL TAYLOR PARK. 1 CAR DETACHED GARAGE WITH AN ADDITIONAL CARPORT! BRAND NEW TEAR OFF ROOF (2017). SIX-YEAR-OLD 100 AMP BREAKER BOX. 4-YEAR-OLD WASHING MACHINE AND DRYER INCLUDED! WORK BENCH IN BASEMENT INCLUDED! BLOWN IN INSULATION BY HALCO IS IN THE ATTIC. INCREDIBLE PROPERTY WAITING TO BE FLAVORED WITH YOUR PERSONALITY! WELCOME HOME!

15. 2018-04-09
    soldstatus $47,000

    Show marketing remark (780 chars)

    QUAINT AND CHARMING VILLAGE HOME. MUDROOM SURROUNDED BY WINDOWS. EAT IN KITCHEN WITH PLENTY OF CUPBOARD SPACE. ENCLOSED PORCH/SUNROOM WITH WINDOWS ABOUND! 2 BEDROOMS WITH HARDWOOD FLOORS. LARGE LIVING ROOM WITH HARDWOOD FLOORS UNDER THE CARPET. CEDAR CLOSET! WOOD FIREPLACE. GORGEOUS VILLAGE LOT WITH . 42 OF AN ACRE AND A SHED. PRIVACY SHRUBS SURROUND THE YARD. PERFECT FOR ALL YOUR GARDENING NEEDS! THIS HOME IS LOCATED NEXT TO PEACEFUL TAYLOR PARK. 1 CAR DETACHED GARAGE WITH AN ADDITIONAL CARPORT! BRAND NEW TEAR OFF ROOF (2017). SIX-YEAR-OLD 100 AMP BREAKER BOX. 4-YEAR-OLD WASHING MACHINE AND DRYER INCLUDED! WORK BENCH IN BASEMENT INCLUDED! BLOWN IN INSULATION BY HALCO IS IN THE ATTIC. INCREDIBLE PROPERTY WAITING TO BE FLAVORED WITH YOUR PERSONALITY! WELCOME HOME!

16. 2018-02-17
    status Pending Sale 780-char remark

    Show marketing remark (780 chars)

    QUAINT AND CHARMING VILLAGE HOME. MUDROOM SURROUNDED BY WINDOWS. EAT IN KITCHEN WITH PLENTY OF CUPBOARD SPACE. ENCLOSED PORCH/SUNROOM WITH WINDOWS ABOUND! 2 BEDROOMS WITH HARDWOOD FLOORS. LARGE LIVING ROOM WITH HARDWOOD FLOORS UNDER THE CARPET. CEDAR CLOSET! WOOD FIREPLACE. GORGEOUS VILLAGE LOT WITH . 42 OF AN ACRE AND A SHED. PRIVACY SHRUBS SURROUND THE YARD. PERFECT FOR ALL YOUR GARDENING NEEDS! THIS HOME IS LOCATED NEXT TO PEACEFUL TAYLOR PARK. 1 CAR DETACHED GARAGE WITH AN ADDITIONAL CARPORT! BRAND NEW TEAR OFF ROOF (2017). SIX-YEAR-OLD 100 AMP BREAKER BOX. 4-YEAR-OLD WASHING MACHINE AND DRYER INCLUDED! WORK BENCH IN BASEMENT INCLUDED! BLOWN IN INSULATION BY HALCO IS IN THE ATTIC. INCREDIBLE PROPERTY WAITING TO BE FLAVORED WITH YOUR PERSONALITY! WELCOME HOME!

17. 2018-01-25
    price $48,000 780-char remark

    Show marketing remark (780 chars)

    QUAINT AND CHARMING VILLAGE HOME. MUDROOM SURROUNDED BY WINDOWS. EAT IN KITCHEN WITH PLENTY OF CUPBOARD SPACE. ENCLOSED PORCH/SUNROOM WITH WINDOWS ABOUND! 2 BEDROOMS WITH HARDWOOD FLOORS. LARGE LIVING ROOM WITH HARDWOOD FLOORS UNDER THE CARPET. CEDAR CLOSET! WOOD FIREPLACE. GORGEOUS VILLAGE LOT WITH . 42 OF AN ACRE AND A SHED. PRIVACY SHRUBS SURROUND THE YARD. PERFECT FOR ALL YOUR GARDENING NEEDS! THIS HOME IS LOCATED NEXT TO PEACEFUL TAYLOR PARK. 1 CAR DETACHED GARAGE WITH AN ADDITIONAL CARPORT! BRAND NEW TEAR OFF ROOF (2017). SIX-YEAR-OLD 100 AMP BREAKER BOX. 4-YEAR-OLD WASHING MACHINE AND DRYER INCLUDED! WORK BENCH IN BASEMENT INCLUDED! BLOWN IN INSULATION BY HALCO IS IN THE ATTIC. INCREDIBLE PROPERTY WAITING TO BE FLAVORED WITH YOUR PERSONALITY! WELCOME HOME!

18. 2017-10-03
    price $50,000 780-char remark

    Show marketing remark (780 chars)

    QUAINT AND CHARMING VILLAGE HOME. MUDROOM SURROUNDED BY WINDOWS. EAT IN KITCHEN WITH PLENTY OF CUPBOARD SPACE. ENCLOSED PORCH/SUNROOM WITH WINDOWS ABOUND! 2 BEDROOMS WITH HARDWOOD FLOORS. LARGE LIVING ROOM WITH HARDWOOD FLOORS UNDER THE CARPET. CEDAR CLOSET! WOOD FIREPLACE. GORGEOUS VILLAGE LOT WITH . 42 OF AN ACRE AND A SHED. PRIVACY SHRUBS SURROUND THE YARD. PERFECT FOR ALL YOUR GARDENING NEEDS! THIS HOME IS LOCATED NEXT TO PEACEFUL TAYLOR PARK. 1 CAR DETACHED GARAGE WITH AN ADDITIONAL CARPORT! BRAND NEW TEAR OFF ROOF (2017). SIX-YEAR-OLD 100 AMP BREAKER BOX. 4-YEAR-OLD WASHING MACHINE AND DRYER INCLUDED! WORK BENCH IN BASEMENT INCLUDED! BLOWN IN INSULATION BY HALCO IS IN THE ATTIC. INCREDIBLE PROPERTY WAITING TO BE FLAVORED WITH YOUR PERSONALITY! WELCOME HOME!

19. 2017-09-15
    price $54,000 780-char remark

    Show marketing remark (780 chars)

    QUAINT AND CHARMING VILLAGE HOME. MUDROOM SURROUNDED BY WINDOWS. EAT IN KITCHEN WITH PLENTY OF CUPBOARD SPACE. ENCLOSED PORCH/SUNROOM WITH WINDOWS ABOUND! 2 BEDROOMS WITH HARDWOOD FLOORS. LARGE LIVING ROOM WITH HARDWOOD FLOORS UNDER THE CARPET. CEDAR CLOSET! WOOD FIREPLACE. GORGEOUS VILLAGE LOT WITH . 42 OF AN ACRE AND A SHED. PRIVACY SHRUBS SURROUND THE YARD. PERFECT FOR ALL YOUR GARDENING NEEDS! THIS HOME IS LOCATED NEXT TO PEACEFUL TAYLOR PARK. 1 CAR DETACHED GARAGE WITH AN ADDITIONAL CARPORT! BRAND NEW TEAR OFF ROOF (2017). SIX-YEAR-OLD 100 AMP BREAKER BOX. 4-YEAR-OLD WASHING MACHINE AND DRYER INCLUDED! WORK BENCH IN BASEMENT INCLUDED! BLOWN IN INSULATION BY HALCO IS IN THE ATTIC. INCREDIBLE PROPERTY WAITING TO BE FLAVORED WITH YOUR PERSONALITY! WELCOME HOME!

20. 2017-08-30
    price $56,500 780-char remark

    Show marketing remark (780 chars)

    QUAINT AND CHARMING VILLAGE HOME. MUDROOM SURROUNDED BY WINDOWS. EAT IN KITCHEN WITH PLENTY OF CUPBOARD SPACE. ENCLOSED PORCH/SUNROOM WITH WINDOWS ABOUND! 2 BEDROOMS WITH HARDWOOD FLOORS. LARGE LIVING ROOM WITH HARDWOOD FLOORS UNDER THE CARPET. CEDAR CLOSET! WOOD FIREPLACE. GORGEOUS VILLAGE LOT WITH . 42 OF AN ACRE AND A SHED. PRIVACY SHRUBS SURROUND THE YARD. PERFECT FOR ALL YOUR GARDENING NEEDS! THIS HOME IS LOCATED NEXT TO PEACEFUL TAYLOR PARK. 1 CAR DETACHED GARAGE WITH AN ADDITIONAL CARPORT! BRAND NEW TEAR OFF ROOF (2017). SIX-YEAR-OLD 100 AMP BREAKER BOX. 4-YEAR-OLD WASHING MACHINE AND DRYER INCLUDED! WORK BENCH IN BASEMENT INCLUDED! BLOWN IN INSULATION BY HALCO IS IN THE ATTIC. INCREDIBLE PROPERTY WAITING TO BE FLAVORED WITH YOUR PERSONALITY! WELCOME HOME!

21. 2017-08-11
    listed $58,500 Active 780-char remark

    Show marketing remark (780 chars)

    QUAINT AND CHARMING VILLAGE HOME. MUDROOM SURROUNDED BY WINDOWS. EAT IN KITCHEN WITH PLENTY OF CUPBOARD SPACE. ENCLOSED PORCH/SUNROOM WITH WINDOWS ABOUND! 2 BEDROOMS WITH HARDWOOD FLOORS. LARGE LIVING ROOM WITH HARDWOOD FLOORS UNDER THE CARPET. CEDAR CLOSET! WOOD FIREPLACE. GORGEOUS VILLAGE LOT WITH . 42 OF AN ACRE AND A SHED. PRIVACY SHRUBS SURROUND THE YARD. PERFECT FOR ALL YOUR GARDENING NEEDS! THIS HOME IS LOCATED NEXT TO PEACEFUL TAYLOR PARK. 1 CAR DETACHED GARAGE WITH AN ADDITIONAL CARPORT! BRAND NEW TEAR OFF ROOF (2017). SIX-YEAR-OLD 100 AMP BREAKER BOX. 4-YEAR-OLD WASHING MACHINE AND DRYER INCLUDED! WORK BENCH IN BASEMENT INCLUDED! BLOWN IN INSULATION BY HALCO IS IN THE ATTIC. INCREDIBLE PROPERTY WAITING TO BE FLAVORED WITH YOUR PERSONALITY! WELCOME HOME!

22. 2009-12-15
    soldstatus $50,500

ⓘ 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: $3,389 · $282/mo
• Projected year-2 tax: $3,389 · $282/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,100
• − Mortgage interest: −$8,397
• − Property taxes: −$3,389
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,361
• Taxable loss: −$678
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,804/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: Lyons Central School District
• NCES district ID: 3618030
• Math proficiency: 33% ▲ 4.00%
• Reading proficiency: 42% ▼ -28.00%
• Median HH income: $43,076
• Composite: 31.73/100
• National rank: #5909
• State rank: #549 of 590 in NY

Livability — Lyons

• Score: 75/100
• State rank: #270
• US rank: #4307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyons, NY
• Population (ZIP): 7,016

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Iranian 8% Romanian 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 7% Spanish 3% Russian/Polish/Slavic 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: ▲ 38.65%
• Current HPI: 311.1445
• 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

+196.8% since first listed

15 events — show timeline

• 2026-05-21 Listed $149,900 UNYREIS
• 2024-06-17 Sold (Public Records) $137,000 Public Records
• 2024-06-14 Sold (MLS) $137,000 UNYREIS
• 2024-04-30 Pending — UNYREIS
• 2024-04-30 Contingent — UNYREIS
• 2024-04-17 Listed $74,995 UNYREIS
• 2018-04-09 Sold (Public Records) $47,000 Public Records
• 2018-04-09 Sold (MLS) $47,000 UNYREIS
• 2018-02-17 Pending — UNYREIS
• 2018-01-25 Price Changed $48,000 UNYREIS
• 2017-10-03 Price Changed $50,000 UNYREIS
• 2017-09-15 Price Changed $54,000 UNYREIS
• 2017-08-30 Price Changed $56,500 UNYREIS
• 2017-08-11 Listed $58,500 UNYREIS
• 2009-12-15 Sold (Public Records) $50,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,389 · +41.1% YoY. Source: county tax records.