17 Seaman Pl · Savona, NY 14879

$50,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 1 Days on market

Built 1950 0.35 ac lot $46/sqft · 56% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits with this rural property set on a spacious lot in upstate New York. The existing home offers a footprint ready for renovation or potential redevelopment, along with a detached garage for additional storage or workshop space. The level yard provides ample room for outdoor use, gardening, or future improvements. Property is being sold as-is, where-is, with all contents remaining. Condition of utilities and systems is unknown. Cash or rehab financing likely required.

Key facts

• 0.35 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 58/100 on livability (#1,050 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools 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: 11 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 $3k of equity ($346 loan paydown + $2k appreciation (4.6% 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 (4.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1950 — 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 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: 2.18% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.60%
• DSCR: 2.85
• GRM: 3.8

CMA / ARV

• ARV (median comp): $114,445
• List price: $50,000
• Delta: -56.31%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Church St	0.40mi	2/1.0 (-1)	944 (-13%)	18mo	$47,000	$50	40

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

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.2%
• Equity multiple: 3.95×
• Total profit: $41,232
• Equity at exit: $27,017

10-year hold

• IRR: 47.4%
• Equity multiple: 8.04×
• Total profit: $98,613
• Equity at exit: $45,573

Cash invested: $14,000 (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 14879

• Home prices YoY: 2.3%
• Active inventory: 11
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$94 /mo · $1,122/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $485

Break-even live

Break-even rent $477

Max offer price $50,000

Occupancy floor 51%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on marketlisting id $50,000 Active 1 DOM
2. 2026-06-18
   days on market $50,000 Active 88 DOM
3. 2026-06-17
   days on market $50,000 Active 87 DOM
4. 2026-06-16
   days on market $50,000 Active 86 DOM
5. 2026-06-15
   days on market $50,000 Active 85 DOM
6. 2026-06-14
   days on market $50,000 Active 83 DOM
7. 2026-06-12
   days on market $50,000 Active 82 DOM
8. 2026-06-09
   days on market $50,000 Active 79 DOM
9. 2026-06-08
   days on market $50,000 Active 78 DOM
10. 2026-06-07
    days on market $50,000 Active 77 DOM
11. 2026-06-02
    days on market $50,000 Active 72 DOM
12. 2026-06-01
    days on market $50,000 Active 71 DOM
13. 2026-05-31
    days on market $50,000 Active 70 DOM
14. 2026-05-30
    days on market $50,000 Active 69 DOM
15. 2026-03-22
    listed $50,000 Active 487-char remark

    Show marketing remark (487 chars)

    Opportunity awaits with this rural property set on a spacious lot in upstate New York. The existing home offers a footprint ready for renovation or potential redevelopment, along with a detached garage for additional storage or workshop space. The level yard provides ample room for outdoor use, gardening, or future improvements. Property is being sold as-is, where-is, with all contents remaining. Condition of utilities and systems is unknown. Cash or rehab financing likely required.

ⓘ 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: $1,122 · $94/mo
• Projected year-2 tax: $1,122 · $94/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 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: $13,092
• − Mortgage interest: −$2,801
• − Property taxes: −$1,122
• − Insurance: −$250
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$1,455
• Taxable income: $5,370
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $4,535/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 — Savona

• Score: 58/100
• State rank: #1050
• US rank: #20815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savona, NY
• Population (ZIP): 2,345

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Subsaharan African 4% Romanian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

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: ▲ 4.56%
• Current HPI: 206.0792
• 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

1 event — show timeline

• 2026-03-22 Listed $50,000 UNYREIS

Property tax history

-1.9%/yr

Latest (2025): $1,122 · +0.5% YoY. Source: county tax records.