44 W Brookside Ave W · Tioga Terrace, NY 13732

$130,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 35 Days on market

Built 1956 0.35 ac lot Est $202k · 36% under ↓ 7% since listing

---

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 +26.2/30.0
• ARV discount +15.0/15.0
• 1% rule +9.2/10.0
• DSCR +8.8/10.0
• Schools +5.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this Apalachin ranch that perfectly captures the ease of true first-floor living. Step inside to find hardwood floors that run throughout the living room and bedrooms. There is an enclosed porch—your new favorite spot for morning coffee or relaxing evenings. Need extra room? The expansive walk-out basement provides incredible potential for a home gym, workshop, or massive storage area.

Key facts

• First floor living
• Walk-out basement
• Enclosed porch

Tags

• FIRST FLOOR LIVING
• HARDWOOD FLOORS
• ENCLOSED PORCH
• WALK-OUT BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Vestal Central School District (suburban): math 63% / reading 68% proficiency, ranked #168 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Tioga Hills Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 263 students, 20% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $201,852
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Jennifer Ln	0.72mi	3/2.0	1,259 (+11%)	14mo	$220,000	$175	33
6 Beth Pl	0.70mi	3/1.0	1,000 (-12%)	23mo	$177,500	$178	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $113
• Equity at exit: $19,383

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $27,835
• Equity at exit: $11,240

Cash invested: $36,400 (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 13732

• Home prices YoY: -3.6%
• Active inventory: 17
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$391 /mo · $4,694/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $330

Break-even live

Break-even rent $1,427

Max offer price $130,000

Occupancy floor 77%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Brookside Ave W Apalachin, NY	3.0	1.0	1300	$2,000	$1.54	43d	1	0.33mi
17 Coventry Rd Unit 4 Endicott, NY	2.0	1.0	725	$1,200	$1.66	21d	1	1.00mi

Listing history 3 events

1. 2026-04-01
   status Pending
2. 2026-02-25
   listed $130,000 Active
3. 2022-08-02
   listed $139,900 Active

ⓘ 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: $4,694 · $391/mo
• Projected year-2 tax: $4,694 · $391/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 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: $22,131
• − Mortgage interest: −$7,282
• − Property taxes: −$4,694
• − Insurance: −$650
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$3,782
• Taxable income: $2,182
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $3,435/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: Vestal Central School District
• NCES district ID: 3629610
• Math proficiency: 63% ▼ -7.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $64,143
• Composite: 56.97/100
• National rank: #1111
• State rank: #168 of 590 in NY

Livability — Tioga Terrace

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Tioga Terrace, NY
• Population (ZIP): 7,438

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 8% Italian 2% Iranian 1%
• Foreign-born: 4% · Canada, Vietnam, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.45%
• Current HPI: 279.9422
• 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

-7.1% since first listed

3 events — show timeline

• 2026-04-01 Pending — GBAOR
• 2026-02-25 Listed $130,000 GBAOR
• 2022-08-02 Listed $139,900 GBAOR

Property tax history

+15.9%/yr

Latest (2025): $4,694 · +0.6% YoY. Source: county tax records.