5808 State Route 14 · Sodus Point, NY 14516

$109,900

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 1 Days on market

Built 1935 7,841 sqft lot

---

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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.7/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Why RENT when you can find where all roads lead to home in this move in READY Affordable Cape Cod. For about half the rental price this solid 2 bedroom, 1 . 5 bath with first floor laundry hook up is available and MOVE IN Ready! Whether you are relaxing on the enclosed porch in the summer or nestled by the wood stove in the winter, this charming home offers many updates which include: kitchen upgrades with ample storage, freshly painted throughout, new carpet, laminate flooring, as well as, the updated half bath and laundry. Enjoy the maintenance free Vinyl siding, and the newer insulation throughout. This is a must see to appreciate it! Central air unit, wood stove and security cameras are conveyed as is. Any repairs will be responsible by the buyer as house is conveyed as is ( Chipping paint around some doors and windows). Showings begin July 13th and all offers are due Monday, July 18th @3pm.

Key facts

• New furnace
• Metal roof
• New doors

Tags

• SPACIOUS KITCHEN
• FIRST FLOOR LAUNDRY
• NEW WINDOWS
• NEW DOORS
• METAL ROOF
• NEW FURNACE

Property features AI

Finance

• Other: Lot is approximately 0.18 acres (65 x 125), rectangular; Lot features include agricultural designation and flood zone

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected; Water connected (public); High-speed internet available; Cable available; Septic tank
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Metal roof; Block foundation; Resale property
• Exterior features: Enclosed porch; Porch; Blacktop driveway; Gravel driveway; Partial fencing; Fence; Propane tank (leased)

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Dishwasher; Refrigerator; Electric water heater; Eat-in kitchen
• Bedrooms: Total rooms: 4; Room types include laundry and living room
• Flooring: Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Propane heating; Forced air
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (15.0% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $93k (15.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#845 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A; Watch: schools D+, crime D, amenities F.
• Sodus Central School District (rural): math 45% / reading 45% proficiency, ranked #462 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($760 loan paydown + $2k appreciation (1.4% local appreciation)).
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,405 (15.0% 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.95×
• Total profit: $-1,540
• Equity at exit: $39,790

10-year hold

• IRR: 3.8%
• Equity multiple: 1.49×
• Total profit: $15,192
• Equity at exit: $54,681

Cash invested: $30,772 (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 14516

• Home prices YoY: 0.6%
• Active inventory: 12
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$46
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-93

Break-even live

Break-even rent $1,368

Max offer price $93,405

Occupancy floor —

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $109,900 Active 1 DOM

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,799 · $150/mo
• Expected delta: +$58/yr (+$5/mo · 3.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,001
• − Mortgage interest: −$6,156
• − Property taxes: −$1,741
• − Insurance: −$4,314
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,197
• Taxable loss: −$2,808
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $-447/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: Sodus Central School District
• NCES district ID: 3627120
• Math proficiency: 45% ▲ 7.00%
• Reading proficiency: 45% ▲ 9.00%
• Median HH income: $46,269
• Composite: 38.29/100
• National rank: #4233
• State rank: #462 of 590 in NY

Livability — Sodus Point

• Score: 62/100
• State rank: #845
• US rank: #16365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,184

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% Black 7% Asian 2% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Iranian 8% Italian 2% Serbian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

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: ▲ 1.39%
• Current HPI: 217.5757
• 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

+139.4% since first listed

22 events — show timeline

• 2026-06-17 Listed $109,900 UNYREIS
• 2024-05-17 Listing Removed — UNYREIS
• 2024-05-09 Listed $99,900 UNYREIS
• 2022-09-21 Sold (Public Records) $90,000 Public Records
• 2022-09-19 Sold (MLS) $90,000 UNYREIS
• 2022-08-12 Pending — UNYREIS
• 2022-08-04 Relisted — UNYREIS
• 2022-08-01 Contingent — UNYREIS
• 2022-07-28 Relisted — UNYREIS
• 2022-07-25 Contingent — UNYREIS
• 2022-07-23 Pending — UNYREIS
• 2022-07-20 Contingent — UNYREIS
• 2022-07-13 Listed $84,900 UNYREIS
• 2018-10-26 Sold (Public Records) $51,546 Public Records
• 2018-10-26 Sold (MLS) $49,900 UNYREIS
• 2018-08-14 Pending — UNYREIS
• 2018-06-21 Listed $49,900 UNYREIS
• 2018-05-23 Listing Removed — UNYREIS
• 2018-04-09 Price Changed $52,000 UNYREIS
• 2017-12-30 Price Changed $54,000 UNYREIS
• 2017-09-01 Listed $57,900 UNYREIS
• 2007-01-05 Sold (Public Records) $45,900 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,741 · +3.1% YoY. Source: county tax records.