44 W 3rd St · Corning, NY 14830

$165,000

2 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 6 Days on market

Built 1900 2,607 sqft lot Est $147k · 13% over

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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).

• Cash flow +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full sized open porch, washer & dryer hookups off kitchen, full bath down, newer kitchen cabinets & countertops, range & dishwasher, laminate flooring, living room, dining room, up is newer full bath, now 2 bdrm but could be 3 bdrm. Some new windows, small lot. The dehumidifier belongs to Bank it will not be sold with the house.

Key facts

• Move-in ready
• Fully renovated
• Lovely covered patio

Tags

• FULLY RENOVATED
• SPACIOUS EAT-IN KITCHEN
• LOVELY COVERED PATIO
• ELEVATED VIEWS
• MOVE-IN READY
• THOUGHTFULLY UPDATED

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available; Gas water heater
• Home design: 2 stories; Existing property
• Construction: Composite siding with frame construction; Asphalt architectural shingle roof; Stone foundation; Full basement with dirt floor and sump pump
• Exterior features: Patio; Rectangular residential lot; City street frontage; Lot dimensions approximately 63 x 41

Interior

• Kitchen: Granite counters; Electric oven; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 7; Includes living areas and laundry (see room list)
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windows; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Granite counters
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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.
• Market conditions: 106 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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 $102k; list at $165k implies a 61% 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 $165,000

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 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?
4. 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?
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: 1.06% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $146,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 W Fourth St	0.19mi	2/2.0	1,218 (-4%)	2mo	$165,000	$135	82
201 W 1st St	0.39mi	2/1.5	1,323 (+4%)	1mo	$145,500	$110	72
139 W 4th St	0.21mi	2/1.0	1,140 (-10%)	1mo	$110,000	$96	68
75 W First St	0.19mi	3/1.5 (+1)	1,296 (+2%)	17mo	$145,000	$112	67
156 Watauga Ave	0.49mi	3/1.0 (+1)	1,268 (-0%)	1mo	$181,000	$143	67
131 W Fifth St	0.22mi	3/1.5 (+1)	1,398 (+10%)	12mo	$175,000	$125	56
247 Wall St	0.32mi	3/1.5 (+1)	1,228 (-4%)	19mo	$240,000	$195	56
317 W 1st St	0.61mi	2/1.0	1,199 (-6%)	2mo	$95,000	$79	56
125 W Sixth St	0.27mi	3/2.0 (+1)	1,133 (-11%)	12mo	$165,340	$146	53
273 Sunset Dr	0.56mi	2/1.0	1,182 (-7%)	13mo	$75,000	$63	47
290 Sunset Dr	0.58mi	3/1.0 (+1)	1,204 (-6%)	14mo	$138,900	$115	44
273 E Third St	0.69mi	3/1.5 (+1)	1,452 (+14%)	12mo	$150,000	$103	27

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-13,664
• Equity at exit: $24,602

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,074
• Equity at exit: $14,266

Cash invested: $46,200 (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 14830

• Active inventory: 106
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$865
• Tax from tax record: −$245 /mo · $2,936/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $204

Break-even live

Break-even rent $1,492

Max offer price $165,000

Occupancy floor 83%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 W Market St Corning, NY	1.0	1.0	1026	$1,600	$1.56	43d	1	0.32mi
90 E Market St Unit 2 Corning, NY	2.0	1.0	1044	$2,200	$2.11	43d	1	0.40mi
171 E 1st St Corning, NY	3.0	2.5	1569	$3,352	$2.14	43d	1	0.53mi
265 Denison Pkwy E Corning, NY	1.0–2.0	1.0	910	$1,495	$1.64	43d	1	0.77mi
137 Field St Corning, NY	2.0–3.0	1.0	1125	$1,295	$1.15	43d	3	0.83mi
311 Denison Pkwy E Unit 201 Corning, NY	1.0	1.0	920	$1,350	$1.47	43d	1	0.83mi
209 Oneida Pl Corning, NY	3.0	1.5	1200	$2,000	$1.67	43d	1	1.18mi
247 Princeton Ave Corning, NY	3.0	1.0	1504	$1,500	$1.00	43d	1	1.32mi

Listing history 17 events

1. 2026-06-05
   statusdays on market $165,000 Pending 6 DOM
2. 2026-06-03
   days on market $165,000 Active 5 DOM
3. 2026-06-02
   days on market $165,000 Active 4 DOM
4. 2026-06-01
   days on market $165,000 Active 3 DOM
5. 2026-05-31
   days on market $165,000 Active 2 DOM
6. 2026-05-29
   listed $165,000 Active
7. 2021-12-22
   soldstatus $102,500
8. 2016-05-25
   soldstatus $50,000 348-char remark

   Show marketing remark (348 chars)

   Full sized open porch, washer & dryer hookups off kitchen, full bath down, newer kitchen cabinets & countertops, range & dishwasher, laminate flooring, living room, dining room, up is newer full bath, now 2 bdrm but could be 3 bdrm. Some new windows, small lot. The dehumidifier belongs to Bank it will not be sold with the house.

9. 2015-09-16
   listed $63,750 348-char remark

   Show marketing remark (348 chars)

   Full sized open porch, washer & dryer hookups off kitchen, full bath down, newer kitchen cabinets & countertops, range & dishwasher, laminate flooring, living room, dining room, up is newer full bath, now 2 bdrm but could be 3 bdrm. Some new windows, small lot. The dehumidifier belongs to Bank it will not be sold with the house.

10. 2009-09-15
    soldstatus $82,000
11. 2009-09-10
    soldstatus $84,000 118-char remark

    Show marketing remark (118 chars)

    Move right in! Completely renovated home. New kitchen, new appliances, new bathrooms, new carpeting, and so much more.

12. 2009-05-07
    listed $82,000 118-char remark

    Show marketing remark (118 chars)

    Move right in! Completely renovated home. New kitchen, new appliances, new bathrooms, new carpeting, and so much more.

13. 2008-10-24
    historical
14. 2008-07-24
    listed $82,000
15. 2008-04-18
    soldstatus $40,000
16. 2008-03-28
    soldstatus $40,000
17. 2008-01-13
    listed $45,000

ⓘ 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: $2,936 · $245/mo
• Projected year-2 tax: $2,936 · $245/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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $21,010
• − Mortgage interest: −$9,243
• − Property taxes: −$2,936
• − Insurance: −$825
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$4,800
• Taxable loss: −$155
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $2,491/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: 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

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 · 41,193 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: 565.0

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 (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%

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

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

+266.7% since first listed

12 events — show timeline

• 2026-05-29 Listed $165,000 UNYREIS
• 2021-12-22 Sold (Public Records) $102,500 Public Records
• 2016-05-25 Sold (MLS) $50,000 UNYREIS
• 2015-09-16 Listed $63,750 UNYREIS
• 2009-09-15 Sold (Public Records) $82,000 Public Records
• 2009-09-10 Sold (MLS) $84,000 UNYREIS
• 2009-05-07 Listed $82,000 UNYREIS
• 2008-10-24 Listing Removed — UNYREIS
• 2008-07-24 Listed $82,000 UNYREIS
• 2008-04-18 Sold (Public Records) $40,000 Public Records
• 2008-03-28 Sold (MLS) $40,000 UNYREIS
• 2008-01-13 Listed $45,000 UNYREIS

Property tax history

+2.8%/yr

Latest (2025): $2,936 · -1.9% YoY. Source: county tax records.