14582 Lake St · Fair Haven, NY 13156

$239,900

4 bd · 1.5 ba · 1,779 sqft · SingleFamily public records · 7 Days on market

Built 1900 0.53 ac lot $135/sqft · 9% below area Est $264k · 9% under

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Why this score? — see what drove the A- 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
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come take a look. .. You will love the open and inviting floor plan this home has to offer. .. and the updated mechanicals! Excellent Corner lot. .. Spacious Yard, Wrap around decking and an a/g pool. .. .3 car garage, public water and sewer! Inside you will find gleaming hardwood floors, an updated kitchen with appliances included, a double living room, a tin ceiling, original woodworking and a cozy pellet Stove! 4 bedrooms, 2 full baths, a 1st floor laundry, maint. free vinyl siding, a newer boiler and new windows! Just move in!

Key facts

• 0.53 acre lot
• 4 garage spots
• Built 1900

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Detached garage with 4 spaces; Garage includes electricity, storage and workshop; Driveway; Garage door opener
• Utilities: Electricity connected (circuit breakers); High-speed internet available; Public water connected; Sewer connected
• Home design: Single-story home; Existing construction; Asphalt roof; Vinyl siding; Copper plumbing; Stone foundation; Corner, rectangular residential lot; Lot dimensions approximately 140 x 165; City street frontage
• Construction: Built with vinyl siding; Copper plumbing; Asphalt roof; Stone foundation; Existing property (resale)
• Exterior features: Blacktop driveway; Deck; Covered porch; Porch; Propane tank (leased); Shed(s) / storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms: 10; Includes living room and laundry room; Has basement (full, walk-out access, sump pump)
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Propane heating; Baseboard heating; Electric heating; Hot water heating; Has heating
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Natural woodwork; Window treatments (drapes); Programmable thermostat; Sliding doors
• Laundry & utility: Main-level laundry; Propane water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $240k).

Location & tenants

• Location reads 62/100 on livability (#881 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D-, amenities F, commute F.
• Red Creek Central School District (rural): math 45% / reading 52% proficiency, ranked #415 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Margaret W Cuyler Elementary School (math 37% / reading 52%, grade F, #1,277 of 2,108 statewide, top 64%, 371 students, 52% FRL); Red Creek Middle School (math 37% / reading 52%, grade D, #348 of 729 statewide, top 50%, 188 students, 57% FRL); Red Creek High School (math 95% / reading 50%, grade B+, #672 of 1,100 statewide, top 61%, 245 students, 47% FRL).
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $21k appreciation (8.6% local appreciation)).
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k 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.
• 3 sale attempts since 11y 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.
• Current owner paid $120k; list at $240k implies a 100% 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 $239,900

Questions for the listing agent

1. Built in 1900 — 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 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?
4. Crime grade is D 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: 2.08% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.27%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (median comp): $263,706
• List price: $239,900
• Delta: -5.24%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14529 Fancher Ave	0.18mi	4/3.0	1,924 (+8%)	10mo	$750,000	$390	64
14462 Lake St	0.39mi	3/3.0 (-1)	1,939 (+9%)	18mo	$200,000	$103	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.5%
• Equity multiple: 4.74×
• Total profit: $251,291
• Equity at exit: $191,635

10-year hold

• IRR: 48.2%
• Equity multiple: 10.28×
• Total profit: $623,310
• Equity at exit: $389,703

Cash invested: $67,172 (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 13156

• Home prices YoY: 2.4%
• Active inventory: 22
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$338 /mo · $4,057/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $2,254

Break-even live

Break-even rent $2,147

Max offer price $239,900

Occupancy floor 50%

Sensitivity live

Price	-10% $2,390	-5% $2,322	+0% $2,254	+5% $2,186	+10% $2,118
Rent	-10% $1,859	-5% $2,056	+0% $2,254	+5% $2,451	+10% $2,649
Rate	-1.0pp $2,375	-0.5pp $2,315	base $2,254	+0.5pp $2,192	+1.0pp $2,128

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14826 S Hadcock Dr Sterling, NY	3.0	2.0	1900	$5,000	$2.63	24d	1	0.75mi

Listing history 15 events

1. 2026-06-22
   days on market $239,900 Active 7 DOM
2. 2026-06-21
   days on market $239,900 Active 6 DOM
3. 2026-06-21
   days on market $239,900 Active 5 DOM
4. 2026-06-18
   days on market $239,900 Active 3 DOM
5. 2026-06-17
   days on market $239,900 Active 2 DOM
6. 2026-06-16
   remarks 699-char remark
7. 2026-06-16
   pricestatusdays on marketlisting id $239,900 Active 1 DOM
8. 2026-04-03
   price $249,900 994-char remark
9. 2026-02-23
   listed $265,500 Active 994-char remark
10. 2016-02-18
    soldstatus $120,000 Closed Sale or Rented 538-char remark

    Show marketing remark (538 chars)

    Come take a look. .. You will love the open and inviting floor plan this home has to offer. .. and the updated mechanicals! Excellent Corner lot. .. Spacious Yard, Wrap around decking and an a/g pool. .. .3 car garage, public water and sewer! Inside you will find gleaming hardwood floors, an updated kitchen with appliances included, a double living room, a tin ceiling, original woodworking and a cozy pellet Stove! 4 bedrooms, 2 full baths, a 1st floor laundry, maint. free vinyl siding, a newer boiler and new windows! Just move in!

11. 2016-02-16
    soldstatus $120,000
12. 2016-01-08
    status Pending Sale 538-char remark

    Show marketing remark (538 chars)

    Come take a look. .. You will love the open and inviting floor plan this home has to offer. .. and the updated mechanicals! Excellent Corner lot. .. Spacious Yard, Wrap around decking and an a/g pool. .. .3 car garage, public water and sewer! Inside you will find gleaming hardwood floors, an updated kitchen with appliances included, a double living room, a tin ceiling, original woodworking and a cozy pellet Stove! 4 bedrooms, 2 full baths, a 1st floor laundry, maint. free vinyl siding, a newer boiler and new windows! Just move in!

13. 2015-12-24
    historical Continue to Show- Under Contract 538-char remark

    Show marketing remark (538 chars)

    Come take a look. .. You will love the open and inviting floor plan this home has to offer. .. and the updated mechanicals! Excellent Corner lot. .. Spacious Yard, Wrap around decking and an a/g pool. .. .3 car garage, public water and sewer! Inside you will find gleaming hardwood floors, an updated kitchen with appliances included, a double living room, a tin ceiling, original woodworking and a cozy pellet Stove! 4 bedrooms, 2 full baths, a 1st floor laundry, maint. free vinyl siding, a newer boiler and new windows! Just move in!

14. 2015-11-20
    listed $129,000 Active 538-char remark

    Show marketing remark (538 chars)

    Come take a look. .. You will love the open and inviting floor plan this home has to offer. .. and the updated mechanicals! Excellent Corner lot. .. Spacious Yard, Wrap around decking and an a/g pool. .. .3 car garage, public water and sewer! Inside you will find gleaming hardwood floors, an updated kitchen with appliances included, a double living room, a tin ceiling, original woodworking and a cozy pellet Stove! 4 bedrooms, 2 full baths, a 1st floor laundry, maint. free vinyl siding, a newer boiler and new windows! Just move in!

15. 1995-07-13
    soldstatus $67,500

ⓘ 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: $4,057 · $338/mo
• Projected year-2 tax: $4,057 · $338/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 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$13,438
• − Property taxes: −$4,057
• − Insurance: −$1,200
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$6,979
• Taxable income: $24,727
• Est. tax owed @ 24.0%: −$5,934
• After-tax cash flow: $21,112/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: Red Creek Central School District
• NCES district ID: 3624210
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $48,249
• Composite: 41.35/100
• National rank: #3495
• State rank: #415 of 590 in NY

Livability — Fair Haven

• Score: 62/100
• State rank: #881
• US rank: #17161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Haven, NY
• Population (ZIP): 2,108

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 (93%)
• Race & ethnicity: White 93% Two or more races 2%
• Common ancestry: Lithuanian 7% Slovak 5% Iranian 5%
• Foreign-born: 4%
• Languages at home: 95% English-only · Other Indo-European 5%

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: ▲ 8.57%
• Current HPI: 372.8237
• 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

+255.4% since first listed

10 events — show timeline

• 2026-06-15 Listed $239,900 CNYIS
• 2026-05-23 Listing Removed — CNYIS
• 2026-04-03 Price Changed $249,900 CNYIS
• 2026-02-23 Listed $265,500 CNYIS
• 2016-02-18 Sold (MLS) $120,000 CNYIS
• 2016-02-16 Sold (Public Records) $120,000 Public Records
• 2016-01-08 Pending — CNYIS
• 2015-12-24 Contingent — CNYIS
• 2015-11-20 Listed $129,000 CNYIS
• 1995-07-13 Sold (Public Records) $67,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,057 · -3.0% YoY. Source: county tax records.