in Waverly, NY • 2026 Buying Guide
Best Month
January
$91K
Avoid
August
$137K
Potential Savings
$46K
33.7% difference
Market Type
Balanced
6.0 mo. supply
Present investment properties with numbers: current rent roll, expense history, cap rate, and potential upside. Investors care about cash flow and appreciation potential, not emotional appeal.
Median Sale Price
$125K
N/A YoY
Days on Market
106
median days
Inventory
12
active listings
Sale-to-List Ratio
93.8%
room to negotiate
Jan
$91K
BestFeb
$106K
Mar
$110K
Apr
$102K
May
$119K
Jun
$96K
Jul
$114K
Aug
$137K
PeakSep
$134K
Oct
$123K
Nov
$110K
Dec
$95K
Based on historical sales data in Waverly
Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
Pro Tip: With Waverly's median price at $125K, a 20% down payment would be approximately $25K. Get pre-approved early to know exactly what you can afford.
Based on our analysis of Waverly's housing market, January is typically the best time to buy a investment property. During this month, prices average around $91K, which is 33.7% lower than peak prices in August. Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
The current median home price in Waverly is $125K. Investment Property prices vary based on location, size, and condition. Year-over-year, prices have changed N/A. Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Waverly has a balanced market. This means you have reasonable options without extreme competition. Take time to find the right investment property but be prepared to move when you find it.
Key considerations for buying a investment property in Waverly include: Calculate cap rate, cash-on-cash return, and cash flow; Factor in realistic vacancy rates (typically 5-8%); Budget for property management (10% of rent) even if self-managing. Also watch for red flags like Seller won't provide actual expense records and Deferred maintenance that will need immediate attention.
Homes in Waverly currently spend an average of 106 days on market. This suggests a slower market where you have more time to negotiate.
Investment properties require 15-25% down typically Interest rates are 0.5-1% higher than primary residence With Waverly's median price of $125K, you'll want to get pre-approved early to understand your budget.
Looking for the best time to buy a investment property in Waverly? Our analysis shows that January typically offers the best prices, with homes averaging around $91K. Buying during this time could save you up to $46K compared to peak months like August.
With a median price of $125K and homes spending an average of 106 days on market, Waverly is currently a balanced market. There's currently 6.0 months of inventory available.
Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Working with a local real estate agent who knows Waverly can help you understand neighborhood dynamics, identify the best opportunities, and negotiate effectively in this market.
Connect with local agents who specialize in investment properties.