19 Meadowlark Ln · Warsaw, NY 14569

$59,900

2 bd · 1.0 ba · 935 sqft · SingleFamily public records · 5 Days on market

Built 1970 1.55 ac lot $64/sqft · 71% below area $40/mo HOA · 3% of rent

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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 +5.5/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable opportunity in a scenic country setting! Situated on 1.55 acres in the Town of Orangeville, this 935 sq ft ranch offers the perfect chance for investors, handymen, or buyers looking to create their own getaway. Located in the Wyoming Hills Association, this property features a spacious rectangular lot with room to enjoy the outdoors and peaceful surroundings. Existing home is ready for your vision and updates. Conveniently located near Warsaw with easy access to local amenities while still offering a private, rural feel. Low taxes-the Town of Orangeville currently utilizes windmill agreement revenue to offset the local tax levy, resulting in $0 town taxes for residents. Whether y

Key facts

• 1.55 acres
• Low taxes
• Private rural feel

Tags

• 1.55 ACRES
• SPACIOUS RECTANGULAR LOT
• WYOMING HILLS ASSOCIATION
• PRIVATE RURAL FEEL
• LOW TAXES

Property features AI

Finance

• HOA & community: Annual association fee of $485

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Well water; Septic tank
• Home design: Single-story home; Existing/resale property
• Construction: Wood siding; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Deck; Dirt driveway; Shed(s) / exterior storage; Pond on the property; Wooded and agricultural lot; Rectangular lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Hardwood; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric baseboard heating
• Interior features: Ceiling fans; Separate formal living room; Kitchen/family room combo; Natural woodwork; Additional interior features noted in remarks
• Laundry & utility: Electric water heater

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 $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

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 $1k of equity ($414 loan paydown + $654 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.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1970 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 2.26% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.12%
• DSCR: 2.61
• GRM: 3.7

CMA / ARV

• ARV (median comp): $206,755
• List price: $59,900
• Delta: -71.03%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.8%
• Equity multiple: 3.01×
• Total profit: $33,654
• Equity at exit: $20,733

10-year hold

• IRR: 40.8%
• Equity multiple: 5.93×
• Total profit: $82,744
• Equity at exit: $27,773

Cash invested: $16,772 (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 14569

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$184 /mo · $2,212/yr
• Insurance: −$25
• HOA: −$40
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $505

Break-even live

Break-even rent $713

Max offer price $59,900

Occupancy floor 58%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 2 events

1. 2026-05-11
   status Pending 822-char remark
2. 2026-05-06
   listed $59,900 Active 822-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: $2,212 · $184/mo
• Projected year-2 tax: $2,212 · $184/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 1/10 Low 5 d/yr ≥88°F today · 11 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: $16,227
• − Mortgage interest: −$3,355
• − Property taxes: −$2,212
• − Insurance: −$300
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − HOA: −$480
• − Depreciation: −$1,743
• Taxable income: $5,541
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $4,728/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

• 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

2 events — show timeline

• 2026-05-11 Pending — WNYREIS
• 2026-05-06 Listed $59,900 WNYREIS

Property tax history

+3.1%/yr

Latest (2025): $2,212 · -2.5% YoY. Source: county tax records.