291 Sunset Dr · Corning, NY 14830

$99,500

3 bd · 2.0 ba · 1,621 sqft · MultiFamily public records · 64 Days on market

Built 1900 Fair condition 4,200 sqft lot $61/sqft · 44% below area Est $177k · 44% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great investment opportunity! Possible owner financing available, or make an all-cash offer. This 2-unit on Corning's South Hill neighborhood has completely separate utilities for each unit. FL2 is long-term tenant who pays all their utilities and FL1 has just been renovated and awaits your new tenant. Convenient to Market St and all that downtown Corning offers. Each apartment has 2 bedrooms and private outdoor space. Basement has walk-out on-grade access, check with your architect or engineer to see if it could be converted as living area for the FL1 unit. There is also a sub-basement level with no current access.

Key facts

• Covered front porch
• Separate utilities
• Private front patio

Tags

• SEPARATE UTILITIES
• PRIVATE OUTDOOR SPACE
• WALK-OUT ON-GRADE ACCESS
• PRIVATE FRONT PATIO
• COVERED FRONT PORCH
• ZONING R-2

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $777/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 6.9% in Corning — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 87/100 on livability (#14 in NY, #334 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: employment D.
• Corning City School District (town): math 44% / reading 53% proficiency, ranked #406 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frederick Carder Elementary School (math 44% / reading 50%, grade D-, #1,195 of 2,108 statewide, top 60%, 406 students, 39% FRL); Corning-Painted Post Middle School (math 22% / reading 48%, grade F, #480 of 729 statewide, top 66%, 962 students, 46% FRL); Corning-Painted Post High School (math 93% / reading 98%, grade A+, #82 of 1,100 statewide, top 7%, 1,463 students, 36% FRL).
• Market conditions: 142 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Steuben County population projected at -20% 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.91% ✓
• Cap rate: 25.04%
• Cash-on-cash: 66.96%
• DSCR: 3.98
• GRM: 2.9

CMA / ARV

• ARV (median comp): $176,550
• List price: $99,500
• Delta: -43.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W Third St	0.47mi	4/2.0 (+1)	1,632 (+1%)	16mo	$145,000	$89	59
173 Walnut St	0.53mi	4/2.0 (+1)	1,536 (-5%)	4mo	$130,000	$85	59
16 Moresque Ln	0.61mi	3/2.0	1,498 (-8%)	15mo	$21,000	$14	46
178 W Pulteney St	0.47mi	3/2.0	1,800 (+11%)	19mo	$176,000	$98	44
7-9 Maple St	0.65mi	3/2.0	1,864 (+15%)	6mo	$165,000	$89	40

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: 66.3%
• Equity multiple: 3.98×
• Total profit: $82,964
• Equity at exit: $14,836

10-year hold

• IRR: 70.6%
• Equity multiple: 8.18×
• Total profit: $200,031
• Equity at exit: $8,603

Cash invested: $27,860 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Months of supply: 1.5 mo (67%/mo absorbed)
• Median asking: $140,900 ($81/sqft)
• Median days on market: 541 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +35.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14830

• Active inventory: 142
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,894 high
• Mortgage (P&I): −$522
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $1,555

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,894
Total (2 units)			$2,894

Break-even live

Break-even rent $926

Max offer price $99,500

Occupancy floor 41%

Sensitivity live

Price	-10% $1,611	-5% $1,583	+0% $1,555	+5% $1,526	+10% $1,498
Rent	-10% $1,326	-5% $1,440	+0% $1,555	+5% $1,669	+10% $1,783
Rate	-1.0pp $1,605	-0.5pp $1,580	base $1,555	+0.5pp $1,529	+1.0pp $1,503

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: $24,875
• Closing costs: $2,985
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Field St Corning, NY	2.0–3.0	1.0	1125	$1,295	$1.15	93d	3	0.33mi
125 W Market St Corning, NY	1.0	1.0	1026	$1,600	$1.56	93d	1	0.33mi
107 W Pulteney St Apt 203 Corning, NY	2.0	1.0	500	$945	$1.89	93d	1	0.46mi
262 Washington St Unit Upper Corning, NY	1.0	1.0	1930	$950	$0.49	93d	1	0.48mi
29 E Pulteney St Corning, NY	1.0	1.0	—	$875	—	93d	1	0.55mi
209 Oneida Pl Corning, NY	3.0	1.5	1200	$2,000	$1.67	93d	1	0.68mi
90 E Market St Unit 2 Corning, NY	2.0	1.0	1044	$2,200	$2.11	93d	1	0.79mi
247 Princeton Ave Corning, NY	3.0	1.0	1504	$1,500	$1.00	93d	1	0.90mi
171 E 1st St Corning, NY	3.0	2.5	1569	$3,352	$2.14	93d	1	0.99mi
265 Denison Pkwy E Corning, NY	1.0–2.0	1.0	910	$1,495	$1.64	93d	1	1.20mi
311 Denison Pkwy E Unit 201 Corning, NY	1.0	1.0	920	$1,350	$1.47	93d	1	1.28mi
327 Diatreta Ln #101 Corning, NY	1.0	1.0	600	$895	$1.49	93d	1	1.32mi
202 E High St Painted Post, NY	1.0	1.0	4306	$1,195	$0.28	93d	1	1.49mi

Property features AI

Finance

• Financial info: Tenant pays all utilitiesOperating expense details: see remarks

Exterior

• Parking: No drivewayOn-street parking availableParking available
• Utilities: Electricity connectedPublic water connectedSewer connected
• Home design: 3 storiesExisting property conditionAsphalt roofFrame construction with vinyl siding
• Construction: Built previously (existing)Frame constructionVinyl sidingAsphalt roofFull basement with walk-out access
• Exterior features: DeckPatioRectangular residential lotCity street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: Bedroom on main level
• Flooring: CarpetLaminateVaries
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingStove heatingForced airNatural gas
• Interior features: Accessible bedroomNo stairsBedroom on main levelFull walk-out basement
• Laundry & utility: Gas water heater

Listing history 47 events

1. 2026-08-08
   days on market $99,500 Active 64 DOM
2. 2026-08-07
   days on market $99,500 Active 63 DOM
3. 2026-08-06
   days on market $99,500 Active 62 DOM
4. 2026-08-05
   days on market $99,500 Active 61 DOM
5. 2026-08-04
   days on market $99,500 Active 60 DOM
6. 2026-08-03
   days on market $99,500 Active 59 DOM
7. 2026-07-31
   days on market $99,500 Active 56 DOM
8. 2026-07-29
   days on market $99,500 Active 54 DOM
9. 2026-07-27
   days on market $99,500 Active 52 DOM
10. 2026-07-25
    days on market $99,500 Active 50 DOM
11. 2026-07-23
    days on market $99,500 Active 48 DOM
12. 2026-07-22
    days on market $99,500 Active 47 DOM
13. 2026-07-21
    days on market $99,500 Active 46 DOM
14. 2026-07-18
    days on market $99,500 Active 43 DOM
15. 2026-07-16
    days on market $99,500 Active 41 DOM
16. 2026-07-16
    days on market $99,500 Active 40 DOM
17. 2026-07-14
    days on market $99,500 Active 39 DOM
18. 2026-07-13
    days on market $99,500 Active 38 DOM
19. 2026-07-12
    days on market $99,500 Active 37 DOM
20. 2026-07-11
    days on market $99,500 Active 36 DOM
21. 2026-07-10
    days on market $99,500 Active 35 DOM
22. 2026-07-09
    days on market $99,500 Active 34 DOM
23. 2026-07-08
    days on market $99,500 Active 33 DOM
24. 2026-07-07
    days on market $99,500 Active 32 DOM
25. 2026-07-06
    days on market $99,500 Active 31 DOM
26. 2026-07-05
    days on market $99,500 Active 30 DOM
27. 2026-07-04
    days on market $99,500 Active 29 DOM
28. 2026-07-03
    days on market $99,500 Active 28 DOM
29. 2026-07-02
    days on market $99,500 Active 27 DOM
30. 2026-07-01
    days on market $99,500 Active 26 DOM
31. 2026-06-30
    days on market $99,500 Active 25 DOM
32. 2026-06-29
    days on market $99,500 Active 24 DOM
33. 2026-06-28
    days on market $99,500 Active 23 DOM
34. 2026-06-27
    days on market $99,500 Active 22 DOM
35. 2026-06-26
    days on market $99,500 Active 20 DOM
36. 2026-06-22
    days on market $99,500 Active 17 DOM
37. 2026-06-19
    days on market $99,500 Active 14 DOM
38. 2026-06-18
    days on market $99,500 Active 13 DOM
39. 2026-06-17
    days on market $99,500 Active 12 DOM
40. 2026-06-16
    days on market $99,500 Active 11 DOM
41. 2026-06-15
    days on market $99,500 Active 10 DOM
42. 2026-06-14
    days on market $99,500 Active 8 DOM
43. 2026-06-12
    days on market $99,500 Active 7 DOM
44. 2026-06-09
    days on market $99,500 Active 4 DOM
45. 2026-06-08
    days on market $99,500 Active 3 DOM
46. 2026-06-07
    remarks 699-char remark
47. 2026-06-07
    listed $99,500 Active 2 DOM

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $2,020 · $168/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,728
• − Mortgage interest: −$5,574
• − Property taxes: −$2,020
• − Insurance: −$498
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − Depreciation: −$2,895
• Taxable income: $18,186
• Est. tax owed @ 24.0%: −$4,365
• After-tax cash flow: $14,291/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $40,525–$72,945 screening

This 2-unit property requires significant repairs and maintenance, including a major roof replacement and exterior updates. Addressing these issues will significantly increase its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows seem to be old and possibly in need of replacement.
• Major Electrical (electrical) — The electrical panel appears to be outdated and may need to be replaced.
• Major Exterior (exterior) — The siding and exterior paint appear to be in poor condition and may need to be replaced.

Repairs flagged

• Major roof — Significant wear and potential leaks.
• Major siding — Peeling and chipping paint.
• Major exterior steps — Cracks and wear.
• Major HVAC/mechanicals — Likely outdated or in need of repair.
• Major landscaping — Overgrown and unkempt, detracting from curb appeal.

Value-add opportunities

• Both repair roof — Fixing the roof will address a major issue and improve both resale and rental value. ↑
• Both repair siding and paint — Updating the exterior will enhance curb appeal and attract potential tenants. ↑
• Both repair exterior steps — A safe and attractive entrance will improve both resale and rental value. ↑
• Both landscape — A well-maintained landscape will enhance curb appeal and attract potential tenants. ↑
• Both HVAC/mechanicals — Upgrading HVAC and mechanicals will improve comfort and energy efficiency, attracting tenants and increasing rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Frederick Carder Elementary School D- NY #1,195/2,108 Nat'l #14,504/41,679 Middle Corning-Painted Post Middle School F NY #480/729 Nat'l #7,460/14,009 High Corning-Painted Post High School A+ NY #82/1,100 Nat'l #115/17,239

Schools (NCES district)

• District: Corning City School District
• NCES district ID: 3608400
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 53% ▲ 4.00%
• Median HH income: $53,042
• Composite: 41.8/100
• National rank: #3392
• State rank: #406 of 590 in NY

A Composite livability gradescore 87/100

Livability — Corning

• Score: 87/100
• State rank: #14
• US rank: #334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corning, NY
• County: Steuben County · 93,062 people
• City population: 19,015
• Metro: Corning, NY
• Population (ZIP): 19,015
• Household income: $73,263
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Asian/Pacific 1%

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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: ▼ -94.59%
• Current HPI: 173.9857
• Rent YoY: —
• Metro: Corning, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Financial info: Tenant pays all utilitiesOperating expense details: see remarks

Exterior

• Parking: No drivewayOn-street parking availableParking available
• Utilities: Electricity connectedPublic water connectedSewer connected
• Home design: 3 storiesExisting property conditionAsphalt roofFrame construction with vinyl siding
• Construction: Built previously (existing)Frame constructionVinyl sidingAsphalt roofFull basement with walk-out access
• Exterior features: DeckPatioRectangular residential lotCity street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: Bedroom on main level
• Flooring: CarpetLaminateVaries
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingStove heatingForced airNatural gas
• Interior features: Accessible bedroomNo stairsBedroom on main levelFull walk-out basement
• Laundry & utility: Gas water heater

Price history

+397.5% since first listed

4 events — show timeline

• 2026-06-05 Listed $99,500 UNYREIS
• 2025-07-02 Listing Removed — UNYREIS
• 2025-06-28 Listing Removed — UNYREIS
• 2025-05-05 Listed $20,000 UNYREIS

Property tax history

+4.3%/yr

Latest (2025): $2,020 · -1.9% YoY. Source: county tax records.