4096 Old Salt Rd · Moravia, NY 13152

$275,000

3 bd · 1.5 ba · 1,288 sqft · SingleFamily public records · 14 Days on market

Built 1991 6.50 ac lot $214/sqft · 32% below area Est $405k · 32% under

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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 +15.0/15.0
• Cash flow +13.5/30.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is your opportunity to own a charming country home set on 6.5 scenic, private acres with its own pond. Conveniently located between Syracuse and Ithaca, it’s close to Cortland, Auburn, Skaneateles, and Moravia. The raised ranch offers single-story living, featuring an open-concept living, dining, and kitchen area with plenty of windows and a sliding door that leads to a side deck overlooking the pond and countryside. The main floor has three bedrooms—one with an attached half bath—and a full bathroom. An enclosed mudroom or pantry connects to the driveway, which wraps around the back of the house. Downstairs, you'll find one or two additional finished rooms (possible

Key facts

• Private acres
• Own pond
• Side deck

Tags

• PRIVATE ACRES
• OWN POND
• OPEN-CONCEPT LIVING
• SIDE DECK
• ENCLOSED MUDROOM
• ESTABLISHED PERENNIALS

Property features AI

Exterior

• Parking: One-car garage; Underground parking access; Garage door opener; Electricity to garage
• Utilities: Electricity connected with circuit breakers; Well water; Septic tank; High-speed internet available
• Home design: Single-story home; Existing construction; Vinyl siding; Asphalt roof; Block foundation
• Construction: Built existing (year not specified); Vinyl siding construction; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Deck; Propane tank (owned); Pond

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Microwave; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level (including main-level primary and convertible bedroom)
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; Two bathrooms located on the main level
• Heating & cooling: Oil heating; Baseboard heating; Hot water heat
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Living/dining room; Pantry; Sliding glass door(s); Storage; Convertible bedroom; Main level primary; Sliding doors; Accessible bedroom; Stair lift
• Laundry & utility: Main-level laundry; Washer; Dryer; Water softener (owned); Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $10 ($126/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (9.6% below list).
• Recommended offer: $249k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#357 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Moravia Central School District (rural): math 42% / reading 56% proficiency, ranked #391 of 590 in NY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $248,698 (9.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (median comp): $405,265
• List price: $275,000
• Delta: -32.14%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-43,824
• Equity at exit: $41,003

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-37,015
• Equity at exit: $23,777

Cash invested: $77,000 (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 13152

• Home prices YoY: -16.5%
• Active inventory: 69
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$398 /mo · $4,770/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $10

Break-even live

Break-even rent $2,474

Max offer price $275,000

Occupancy floor 95%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-15
   listed $275,000 Active 978-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: $4,770 · $398/mo
• Projected year-2 tax: $4,770 · $398/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 6 d/yr ≥90°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $29,844
• − Mortgage interest: −$15,404
• − Property taxes: −$4,770
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$8,000
• Taxable loss: −$4,481
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $1,201/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: Moravia Central School District
• NCES district ID: 3619800
• Math proficiency: 42% ▼ -2.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $55,991
• Composite: 42.47/100
• National rank: #3215
• State rank: #391 of 590 in NY

Livability — Moravia

• Score: 72/100
• State rank: #357
• US rank: #6025

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): 7,548

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% German/W. Germanic 0%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.82%
• Current HPI: 424.2545
• 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

3 events — show timeline

• 2026-05-29 Pending — UNYREIS
• 2026-05-26 Contingent — UNYREIS
• 2026-05-15 Listed $275,000 UNYREIS

Property tax history

+6.7%/yr

Latest (2025): $4,770 · +8.9% YoY. Source: county tax records.