112 Sunrise Rd · Ithaca, NY 14850

$390,000

6 bd · 2.0 ba · 2,438 sqft · SingleFamily · 135 Days on market

Built 1900 Fair condition 6,534 sqft lot $160/sqft · 22% below area Est $500k · 22% under ↓ 7% since listing

---

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 +15.0/15.0
• Cash flow +7.7/30.0
• Schools +5.7/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• 1% rule +2.3/10.0
• Condition / age +2.2/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

West Hill Duplex ready for owner occupiers or investment opportunity! DOUBLE LOT! Each unit offers three comfortable bedrooms and a full bathroom, complemented by bright interiors and layouts that maximize natural light. Start your mornings on the covered front porch or unwind outback. Additional features for each unit include a small storage shed, separate off-street parking, and located across from public transportation. As a bonus, the property will include an extra lot next door—providing even more space and potential! This property presents a fantastic opportunity for both investors and owner-occupants seeking an income-generating home just moments from all local amenities.

Key facts

• Covered front porch
• Small storage shed
• Extra lot next door

Tags

• COVERED FRONT PORCH
• SMALL STORAGE SHED
• SEPARATE OFF STREET PARKING
• EXTRA LOT NEXT DOOR
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $390k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (27.3% below list).
• Recommended offer: $283k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.6% in Ithaca — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#210 in NY, #3,240 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: housing C-, employment D+, cost of living D.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Northeast School (math 77% / reading 67%, grade A-, #378 of 2,108 statewide, top 20%, 385 students, 30% FRL); Boynton Middle School (math 36% / reading 64%, grade C, #261 of 729 statewide, top 36%, 526 students, 36% FRL); Ithaca Senior High School (math 95% / reading 95%, grade A+, #83 of 1,100 statewide, top 8%, 1,341 students, 31% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 420 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).
• At $2,834/mo this rent would consume 48% of the median local household income ($71k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $283,408 (27.3% 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 135 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $499,578
• List price: $390,000
• Delta: -21.93%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Utica St	1.05mi	5/2.0 (-1)	2,530 (+4%)	12mo	$735,000	$291	43
606 N Aurora St	1.11mi	5/3.0 (-1)	2,514 (+3%)	15mo	$655,000	$261	38
311-313 Warren Pl	0.33mi	5/2.0 (-1)	2,060 (-16%)	21mo	$399,999	$194	37
313 Utica St	1.03mi	5/2.5 (-1)	2,260 (-7%)	11mo	$560,000	$248	36
519 S Plain St	0.96mi	5/2.0 (-1)	2,097 (-14%)	11mo	$405,000	$193	27

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

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.21×
• Total profit: $-85,744
• Equity at exit: $58,150

10-year hold

• IRR: -11.8%
• Equity multiple: 0.23×
• Total profit: $-84,125
• Equity at exit: $33,720

Cash invested: $109,200 (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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $364,500 ($139/sqft)
• Median days on market: 34 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +47.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14850

• Rents YoY: 5.2%
• Active inventory: 420
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,834 medium
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$488 /mo · $5,850/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-456

Break-even live

Break-even rent $3,412

Max offer price $323,976

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-322	+0% $-456	+5% $-591	+10% $-726
Rent	-10% $-680	-5% $-568	+0% $-456	+5% $-344	+10% $-232
Rate	-1.0pp $-260	-0.5pp $-357	base $-456	+0.5pp $-557	+1.0pp $-660

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: $97,500
• Closing costs: $11,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $390,000 Active 135 DOM
2. 2026-08-07
   days on market $390,000 Active 134 DOM
3. 2026-08-06
   days on market $390,000 Active 133 DOM
4. 2026-08-05
   days on market $390,000 Active 132 DOM
5. 2026-08-04
   days on market $390,000 Active 131 DOM
6. 2026-08-03
   days on market $390,000 Active 130 DOM
7. 2026-07-31
   days on market $390,000 Active 127 DOM
8. 2026-07-29
   pricedays on market $390,000 Active 125 DOM
9. 2026-07-27
   days on market $420,000 Active 123 DOM
10. 2026-07-25
    days on market $420,000 Active 121 DOM
11. 2026-07-23
    days on market $420,000 Active 119 DOM
12. 2026-07-22
    days on market $420,000 Active 118 DOM
13. 2026-07-21
    days on market $420,000 Active 117 DOM
14. 2026-07-18
    days on market $420,000 Active 114 DOM
15. 2026-07-16
    days on market $420,000 Active 112 DOM
16. 2026-07-16
    days on market $420,000 Active 111 DOM
17. 2026-07-14
    days on market $420,000 Active 110 DOM
18. 2026-07-13
    days on market $420,000 Active 109 DOM
19. 2026-07-12
    days on market $420,000 Active 108 DOM
20. 2026-07-11
    days on market $420,000 Active 107 DOM
21. 2026-07-10
    days on market $420,000 Active 106 DOM
22. 2026-07-09
    days on market $420,000 Active 105 DOM
23. 2026-07-08
    days on market $420,000 Active 104 DOM
24. 2026-07-07
    days on market $420,000 Active 103 DOM
25. 2026-07-06
    days on market $420,000 Active 102 DOM
26. 2026-07-05
    days on market $420,000 Active 101 DOM
27. 2026-07-04
    days on market $420,000 Active 100 DOM
28. 2026-07-03
    days on market $420,000 Active 99 DOM
29. 2026-07-02
    days on market $420,000 Active 98 DOM
30. 2026-07-01
    days on market $420,000 Active 97 DOM
31. 2026-06-30
    days on market $420,000 Active 96 DOM
32. 2026-06-29
    days on market $420,000 Active 95 DOM
33. 2026-06-28
    days on market $420,000 Active 94 DOM
34. 2026-06-28
    days on market $420,000 Active 93 DOM
35. 2026-06-27
    days on market $420,000 Active 92 DOM
36. 2026-06-26
    days on market $420,000 Active 91 DOM
37. 2026-06-22
    days on market $420,000 Active 88 DOM
38. 2026-06-19
    days on market $420,000 Active 85 DOM
39. 2026-06-18
    days on market $420,000 Active 84 DOM
40. 2026-06-17
    days on market $420,000 Active 83 DOM
41. 2026-06-16
    days on market $420,000 Active 82 DOM
42. 2026-06-15
    days on market $420,000 Active 81 DOM
43. 2026-06-14
    days on market $420,000 Active 79 DOM
44. 2026-06-13
    days on market $420,000 Active 78 DOM
45. 2026-06-10
    days on market $420,000 Active 76 DOM
46. 2026-06-09
    days on market $420,000 Active 75 DOM
47. 2026-06-08
    days on market $420,000 Active 74 DOM
48. 2026-06-07
    days on market $420,000 Active 73 DOM
49. 2026-06-05
    days on market $420,000 Active 70 DOM
50. 2026-06-02
    days on market $420,000 Active 68 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,009
• − Mortgage interest: −$21,846
• − Property taxes: −$5,850
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − Depreciation: −$11,345
• Taxable loss: −$12,424
• Est. tax savings @ 24.0%: +$2,982
• After-tax cash flow: $-2,494/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab Est. rehab $60,950–$109,710 screening

The property requires moderate renovations, focusing on exterior siding and landscaping, to improve its resale and rental value.

Repairs flagged

• Major Exterior siding — Severe weathering and staining
• Major Landscaping — Overgrown and unkempt

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value ↑
• Both Trim and maintain landscaping — Improves curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Beverly J Martin Elementary School F NY #1,825/2,108 Nat'l #30,036/41,679 Middle Boynton Middle School C NY #261/729 Nat'l #3,460/14,009 High Ithaca Senior High School A+ NY #83/1,100 Nat'l #116/17,239

Schools (NCES district)

• District: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

B Composite livability gradescore 77/100

Livability — Ithaca

• Score: 77/100
• State rank: #210
• US rank: #3240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ithaca, NY
• County: Tompkins County · 113,958 people
• City population: 68,610
• Metro: Ithaca, NY
• Population (ZIP): 68,610
• Household income: $71,445
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 13% of renters

---

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 13% Hispanic / Latino 8% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

---

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.59%
• Current HPI: 389.7215
• Rent YoY: ▲ 5.22%
• Metro: Ithaca, NY
• 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

-6.7% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $420,000 IBRMLS
• 2026-05-04 Price Changed $420,000 IBRMLS
• 2026-03-26 Listed $450,000 IBRMLS
• 2026-03-23 Listed $450,000 IBRMLS