8097 Mount Morris Nunda Rd · Nunda, NY 14510

$159,900

5 bd · 2.0 ba · 2,708 sqft · MultiFamily public records · 76 Days on market

Built 1900 1.30 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Opportunity Knocks! ~ Build Your Real Estate Equity with this Two Family Home! ~ Live In Half, and use the Rental Income to Offset your Mortgage and Taxes, OR Rent Both Sides and Utilize the Income ~ Projected Rents of $900 / Month ~ Well Maintained and Cared For ~ Great Opportunity to create an In-Law Living Arrangement ~ Updates Include Two Propane Furnaces (2023), New Electric Water Tank in Apartment A and Converted Apartment B to Electric Heat (both 2026), Water Softener (2020), New Well Pump, 12" Additional Attic Insulation, Sub Surface Drain Tile, Foam Insulation in Sill Joints (All 2016), New Metal Roof and No Lead Paint Certification (both 2009) ~ Why Not Rent From Yourself? ~ Video Surveillance Onsite, DO NOT Enter Premises Without an Agent ~ Left Side Apartment A (adjacent to driveway) can only be shown AFTER there is an accepted offer. Ask for details.

Key facts

• 1.3 acre lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive. Per door: $355/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#745 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Dalton-Nunda Central School District (Keshequa) (rural): math 39% / reading 42% proficiency, ranked #515 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $160k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.02%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.77×
• Total profit: $34,527
• Equity at exit: $40,011

10-year hold

• IRR: 22.3%
• Equity multiple: 3.30×
• Total profit: $102,847
• Equity at exit: $43,231

Cash invested: $44,772 (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 14510

• Home prices YoY: -0.3%
• Active inventory: 28
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$216 /mo · $2,588/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $710

Break-even live

Break-even rent $1,419

Max offer price $159,900

Occupancy floor 64%

Sensitivity live

Price	-10% $800	-5% $755	+0% $710	+5% $664	+10% $619
Rent	-10% $527	-5% $618	+0% $710	+5% $801	+10% $893
Rate	-1.0pp $790	-0.5pp $750	base $710	+0.5pp $668	+1.0pp $626

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,318
Total (2 units)			$2,317

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $159,900 Active 76 DOM
2. 2026-06-21
   days on market $159,900 Active 75 DOM
3. 2026-06-18
   days on market $159,900 Active 73 DOM
4. 2026-06-17
   days on market $159,900 Active 72 DOM
5. 2026-06-16
   days on market $159,900 Active 71 DOM
6. 2026-06-15
   days on market $159,900 Active 70 DOM
7. 2026-06-13
   days on market $159,900 Active 68 DOM
8. 2026-06-12
   days on market $159,900 Active 67 DOM
9. 2026-06-09
   days on market $159,900 Active 64 DOM
10. 2026-06-08
    days on market $159,900 Active 63 DOM
11. 2026-06-07
    days on market $159,900 Active 62 DOM
12. 2026-06-05
    days on market $159,900 Active 60 DOM
13. 2026-06-04
    days on market $159,900 Active 58 DOM
14. 2026-06-02
    days on market $159,900 Active 57 DOM
15. 2026-06-01
    days on market $159,900 Active 56 DOM
16. 2026-05-31
    days on market $159,900 Active 55 DOM
17. 2026-04-06
    listed $159,900 Active 880-char remark

    Show marketing remark (880 chars)

    Opportunity Knocks! ~ Build Your Real Estate Equity with this Two Family Home! ~ Live In Half, and use the Rental Income to Offset your Mortgage and Taxes, OR Rent Both Sides and Utilize the Income ~ Projected Rents of $900 / Month ~ Well Maintained and Cared For ~ Great Opportunity to create an In-Law Living Arrangement ~ Updates Include Two Propane Furnaces (2023), New Electric Water Tank in Apartment A and Converted Apartment B to Electric Heat (both 2026), Water Softener (2020), New Well Pump, 12" Additional Attic Insulation, Sub Surface Drain Tile, Foam Insulation in Sill Joints (All 2016), New Metal Roof and No Lead Paint Certification (both 2009) ~ Why Not Rent From Yourself? ~ Video Surveillance Onsite, DO NOT Enter Premises Without an Agent ~ Left Side Apartment A (adjacent to driveway) can only be shown AFTER there is an accepted offer. Ask for details.

18. 2001-10-29
    soldstatus $56,180

ⓘ 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: $2,588 · $216/mo
• Projected year-2 tax: $2,645 · $220/mo
• Expected delta: +$57/yr (+$5/mo · 2.2%)

ⓘ 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 6 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,804
• − Mortgage interest: −$8,957
• − Property taxes: −$2,588
• − Insurance: −$800
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$4,652
• Taxable income: $6,359
• Est. tax owed @ 24.0%: −$1,526
• After-tax cash flow: $6,989/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: Dalton-Nunda Central School District (Keshequa)
• NCES district ID: 3621450
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $47,123
• Composite: 34.63/100
• National rank: #5149
• State rank: #515 of 590 in NY

Livability — Nunda

• Score: 64/100
• State rank: #745
• US rank: #14233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,781

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Portuguese 4% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.82%
• Current HPI: 250.0593
• 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

+184.6% since first listed

2 events — show timeline

• 2026-04-06 Listed $159,900 UNYREIS
• 2001-10-29 Sold (Public Records) $56,180 Public Records

Property tax history

-2.5%/yr

Latest (2025): $2,588 · -6.7% YoY. Source: county tax records.