8582 Curtis Hollow Rd · Campbell, NY 14821

$125,000

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 7 Days on market

Built 1954 0.37 ac lot

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Why this score? — see what drove the C+ 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 +19.9/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Build equity in this Cape Cod w/ attached 25x26 garage, 2 sheds on an ample sized country lot. New metal roof on house and garage new garage doors, many new windows. Hardwood floors in kitchen , range and refrigerator, step up dining room w / hardwood floors, 1 bedroom down w/ wood floors, full bath. 3 rooms upstairs, 2 bedrooms and closet or make it into a new bath.

Key facts

• New metal roof
• New garage doors
• Attached garage

Tags

• ATTACHED GARAGE
• AMPLE SIZED COUNTRY LOT
• NEW METAL ROOF
• NEW GARAGE DOORS
• MANY NEW WINDOWS
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Septic tank
• Home design: Single-story home; Existing (previously built); Vinyl siding
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Blacktop driveway; Owned propane tank; Rectangular, rural lot (approximately 0.37 acres, 200 x 80)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Propane heating; Forced air heating
• Interior features: Separate/formal dining room; Country-style kitchen; Bedroom on main level; Partial basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 61/100 on livability (#917 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, schools B; Watch: employment D+, health & safety D, crime F.
• Campbell-Savona Central School District (rural): math 50% / reading 56% proficiency, ranked #334 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $8k appreciation (6.1% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.32×
• Total profit: $46,305
• Equity at exit: $79,120

10-year hold

• IRR: 19.1%
• Equity multiple: 4.67×
• Total profit: $128,589
• Equity at exit: $143,947

Cash invested: $35,000 (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 14821

• Home prices YoY: 2.8%
• Active inventory: 17
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$195 /mo · $2,343/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $152

Break-even live

Break-even rent $1,143

Max offer price $125,000

Occupancy floor 84%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-07
   listed $125,000 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: $2,343 · $195/mo
• Projected year-2 tax: $2,343 · $195/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 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: $16,019
• − Mortgage interest: −$7,002
• − Property taxes: −$2,343
• − Insurance: −$625
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$3,636
• Taxable loss: −$150
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,857/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: Campbell-Savona Central School District
• NCES district ID: 3600020
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 56% ▲ 12.00%
• Median HH income: $49,653
• Composite: 45.22/100
• National rank: #2667
• State rank: #334 of 590 in NY

Livability — Campbell

• Score: 61/100
• State rank: #917
• US rank: #17948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,015

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.07%
• Current HPI: 224.5452
• 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

2 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-05-07 Listed $125,000 UNYREIS

Property tax history

-6.1%/yr

Latest (2025): $2,343 · +3.8% YoY. Source: county tax records.