19 Wood St · Bath, NY 14810

$109,900

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 50 Days on market

Built 1910 $90/sqft · 40% below area Est $183k · 40% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• 1% rule +3.9/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * OPEN HOUSE SUN. 4/30/2017 1-3pm!! * * * MOVE IN READY!!! This adorable home includes 3 bedrooms, laundry on the mail level, formal dining room and an eat in kitchen, 3 season room with fireplace, ample closet space in master bedroom, vinyl siding, fenced in back yard, deck, storage shed, and a custom made play house. A must see!!

Key facts

• Storage shed
• Deck
• Main-level laundry

Tags

• MAIN-LEVEL LAUNDRY
• 3-SEASON ROOM
• FENCED-IN BACKYARD
• DECK
• STORAGE SHED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric
• Home design: 2-story home; Existing construction
• Construction: Vinyl siding; Shingle roof; Stone foundation
• Exterior features: Gravel driveway; Shed(s) and storage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric heating; Gas heating
• Interior features: Eat-in kitchen; Sunroom; Florida room; Partial basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-69 ($-824/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (11.3% below list).
• Recommended offer: $98k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% in Bath — 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 68/100 on livability (#533 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime D-, amenities F.
• Bath Central School District (town): math 38% / reading 44% proficiency, ranked #522 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Vernon E Wightman Primary School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 504 students, 58% FRL); Dana L Lyon Middle School (math 26% / reading 39%, grade F, #504 of 729 statewide, top 70%, 515 students, 59% FRL); Haverling Senior High School (math 98% / reading 84%, grade A+, #203 of 1,100 statewide, top 20%, 421 students, 56% FRL).
• Zoned-school proficiency averages 57% at this address vs 41% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Bath Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $760 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,500 (11.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 9.4

CMA / ARV

• ARV (median comp): $182,948
• List price: $109,900
• Delta: -39.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Hillview Dr	0.11mi	3/1.5	1,164 (-4%)	7mo	$230,000	$198	80
16 Wood St	0.02mi	3/1.0	1,080 (-11%)	5mo	$35,000	$32	76
5 Locust St	0.36mi	3/1.0	1,120 (-8%)	4mo	$159,000	$142	67
56 Geneva St	0.44mi	4/2.0 (+1)	1,230 (+1%)	10mo	$74,000	$60	60
26 Shannon St	0.57mi	3/1.5	1,304 (+7%)	5mo	$170,000	$130	55
35 Shannon St	0.61mi	3/1.0	1,310 (+8%)	6mo	$169,600	$129	53
15 Elm St	0.57mi	3/1.0	1,342 (+10%)	15mo	$70,000	$52	43
100 Cruger St	0.67mi	2/2.0 (-1)	1,295 (+6%)	9mo	$50,000	$39	42

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-22,119
• Equity at exit: $16,386

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-24,635
• Equity at exit: $9,502

Cash invested: $30,772 (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 14810

• Home prices YoY: -18.8%
• Active inventory: 66
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$217 /mo · $2,602/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-69

Break-even live

Break-even rent $1,062

Max offer price $97,768

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-38	+0% $-69	+5% $-100	+10% $-131
Rent	-10% $-146	-5% $-107	+0% $-69	+5% $-30	+10% $8
Rate	-1.0pp $-13	-0.5pp $-41	base $-69	+0.5pp $-97	+1.0pp $-126

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 W William St #201 Bath, NY	2.0	1.0	1100	$975	$0.89	45d	1	0.64mi

Listing history 16 events

1. 2026-06-12
   statusdays on market $109,900 Pending 50 DOM
2. 2026-06-09
   days on market $109,900 Active Under Contract 49 DOM
3. 2026-06-08
   days on market $109,900 Active Under Contract 48 DOM
4. 2026-06-07
   days on market $109,900 Active Under Contract 47 DOM
5. 2026-06-07
   days on market $109,900 Active Under Contract 46 DOM
6. 2026-06-04
   days on market $109,900 Active Under Contract 43 DOM
7. 2026-06-02
   days on market $109,900 Active Under Contract 42 DOM
8. 2026-06-01
   days on market $109,900 Active Under Contract 41 DOM
9. 2026-05-31
   days on market $109,900 Active Under Contract 40 DOM
10. 2026-05-08
    historical Active Under Contract 524-char remark
11. 2026-05-06
    status Active 524-char remark
12. 2026-04-25
    historical Active Under Contract 524-char remark
13. 2026-04-21
    listed $109,900 Active 524-char remark
14. 2017-07-14
    soldstatus $70,000
15. 2017-07-13
    soldstatus $70,000 345-char remark

    Show marketing remark (345 chars)

    * * * OPEN HOUSE SUN. 4/30/2017 1-3pm!! * * * MOVE IN READY!!! This adorable home includes 3 bedrooms, laundry on the mail level, formal dining room and an eat in kitchen, 3 season room with fireplace, ample closet space in master bedroom, vinyl siding, fenced in back yard, deck, storage shed, and a custom made play house. A must see!!

16. 2016-12-12
    listed $75,000 345-char remark

    Show marketing remark (345 chars)

    * * * OPEN HOUSE SUN. 4/30/2017 1-3pm!! * * * MOVE IN READY!!! This adorable home includes 3 bedrooms, laundry on the mail level, formal dining room and an eat in kitchen, 3 season room with fireplace, ample closet space in master bedroom, vinyl siding, fenced in back yard, deck, storage shed, and a custom made play house. A must see!!

ⓘ 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: $2,602 · $217/mo
• Projected year-2 tax: $2,602 · $217/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$6,156
• − Property taxes: −$2,602
• − Insurance: −$550
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$3,197
• Taxable loss: −$2,676
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $-182/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: Bath Central School District
• NCES district ID: 3604050
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 44% ▲ 8.00%
• Median HH income: $38,973
• Composite: 34.25/100
• National rank: #5254
• State rank: #522 of 590 in NY

Livability — Bath

• Score: 68/100
• State rank: #533
• US rank: #9644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bath, NY
• Population (ZIP): 11,412

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% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% 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: ▼ -44.58%
• Current HPI: 193.0727
• 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

+46.5% since first listed

8 events — show timeline

• 2026-06-10 Pending — UNYREIS
• 2026-05-08 Contingent — UNYREIS
• 2026-05-06 Relisted — UNYREIS
• 2026-04-25 Contingent — UNYREIS
• 2026-04-21 Listed $109,900 UNYREIS
• 2017-07-14 Sold (Public Records) $70,000 Public Records
• 2017-07-13 Sold (MLS) $70,000 UNYREIS
• 2016-12-12 Listed $75,000 UNYREIS

Property tax history

+4.9%/yr

Latest (2025): $2,602 · +2.8% YoY. Source: county tax records.