17 Brad St · Warsaw, NY 14569

$175,900

4 bd · 1.0 ba · 1,746 sqft · SingleFamily public records · 40 Days on market

Built 1890 0.44 ac lot $101/sqft · at area comps Est $185k · at est. ↓ 10% since listing

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Why this score? — see what drove the D 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 +9.6/15.0
• Cash flow +8.1/30.0
• Appreciation +5.5/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

Welcome to 17 Brad Street in the village of Warsaw! This beautiful 2 story home was built in 1870 and boasts charm inside and out! The grounds have beautiful pear, walnut and maple trees surrounding the large yard. This home has a relaxing sunroom to sit in all year round and enjoy the scenery. Enjoy the eat-in kitchen with updated cabinets and 1st floor laundry. Upstairs has 4 large bedrooms and has been updated with new paint and beautiful hardwood floors. All appliances are included and the 2 car garage has plenty of storage. Pets will love running outside and there is even an invisible dog fence already installed. Don't miss checking out this charming forever home. No negotiations unt

Key facts

• Invisible dog fence
• Large yard
• Sunroom

Tags

• SUNROOM
• EAT-IN KITCHEN
• INVISIBLE DOG FENCE
• LARGE YARD
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached garage; 3 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story residence; Resale property
• Construction: Block foundation; Block and concrete construction with vinyl siding; Blown-in insulation
• Exterior features: Blacktop and gravel driveways; Pet fence; Second garage (additional structure)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms: 6
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Workshop; Sunroom; Florida room; Family room; Laundry room on main level; Full basement with exterior entry, walk-up access and sump pump; One fireplace
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (14.9% below list).
• Recommended offer: $146k (17.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#289 in NY, #4,662 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Warsaw Central School District (town): math 44% / reading 51% proficiency, ranked #431 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,990 (17.0% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 9.8

CMA / ARV

• ARV (median comp): $184,633
• List price: $175,900
• Delta: -4.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1083 W Buffalo St	0.12mi	3/1.0 (-1)	1,564 (-10%)	7mo	$137,964	$88	66
129 W Court St	0.70mi	4/1.5	1,801 (+3%)	8mo	$190,000	$105	53

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

Projected returns pro-forma

1.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.87×
• Total profit: $-6,604
• Equity at exit: $60,883

10-year hold

• IRR: 2.4%
• Equity multiple: 1.30×
• Total profit: $14,796
• Equity at exit: $81,557

Cash invested: $49,252 (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 14569

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$922
• Tax from tax record: −$356 /mo · $4,277/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-169

Break-even live

Break-even rent $1,712

Max offer price $145,990

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-04
   statusdays on market $175,900 Pending 40 DOM
2. 2026-06-02
   days on market $175,900 Active 39 DOM
3. 2026-06-01
   days on market $175,900 Active 38 DOM
4. 2026-05-31
   days on market $175,900 Active 37 DOM
5. 2026-05-11
   price $175,900 723-char remark
6. 2026-05-04
   price $185,900 723-char remark
7. 2026-04-24
   listed $195,900 Active 723-char remark

ⓘ 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: $4,277 · $356/mo
• Projected year-2 tax: $4,277 · $356/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $17,967
• − Mortgage interest: −$9,853
• − Property taxes: −$4,277
• − Insurance: −$880
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$5,117
• Taxable loss: −$5,034
• Est. tax savings @ 24.0%: +$1,208
• After-tax cash flow: $-824/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: Warsaw Central School District
• NCES district ID: 3629940
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $47,692
• Composite: 40.47/100
• National rank: #3718
• State rank: #431 of 590 in NY

Livability — Warsaw

• Score: 74/100
• State rank: #289
• US rank: #4662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warsaw, NY
• Population (ZIP): 6,372

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Lithuanian 6% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.09%
• Current HPI: 263.9109
• 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

-10.2% since first listed

4 events — show timeline

• 2026-06-03 Pending — WNYREIS
• 2026-05-11 Price Changed $175,900 WNYREIS
• 2026-05-04 Price Changed $185,900 WNYREIS
• 2026-04-24 Listed $195,900 WNYREIS

Property tax history

+4.5%/yr

Latest (2025): $4,277 · +2.5% YoY. Source: county tax records.