88 Wall St · Addison, NY 14801

$182,000

3 bd · 1.5 ba · 1,470 sqft · SingleFamily public records · 8 Days on market

Built 1977 0.56 ac lot

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Why this score? — see what drove the C- 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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautifully updated home is ready for low-maintenance living! New flooring, paint, and lighting throughout will make it easy to move in and enjoy. There is a gorgeous stone wood-burning fireplace that will be cozy during the winter months, but baseboard heating is also an option if convenience is what you're looking for. This lot provides enough space to breathe, but not too much to maintain. You're going to want to see this!. .. .Seller is willing to sell home furnished. Negotiable.

Key facts

• Attached garage
• Additional fireplace
• Versatile bonus room

Tags

• VERSATILE BONUS ROOM
• ELECTRIC BASEBOARD HEATING
• ADDITIONAL FIREPLACE
• PARTIALLY FINISHED BASEMENT
• GENEROUS OUTDOOR SPACE
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage with electricity, storage and workshop space; 1 garage space
• Utilities: Electricity connected with circuit breakers; Well water; Sewer connected; High-speed internet available
• Home design: Single-story property; Resale condition; Shingle roof
• Construction: Shake siding; PEX plumbing; Block foundation; Existing (previously built) structure
• Exterior features: Blacktop driveway; Deck; Garage apartment on the property; Rectangular lot with private road frontage

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Refrigerator; Freezer
• Bedrooms: Includes a garage apartment (separate living space)
• Flooring: Laminate flooring; Varied flooring in some areas
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Baseboard heating; Hot water heating
• Interior features: Separate/formal living room and great room; Living/dining room; Accessible doors and low cabinetry
• Laundry & utility: Washer and dryer; Laundry located on the upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $82 ($989/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).

Location & tenants

• Location reads 64/100 on livability (#768 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety D, amenities F, commute F.
• Addison Central School District (rural): math 32% / reading 35% proficiency, ranked #563 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tuscarora Elementary School (math 16% / reading 27%, grade F, #1,941 of 2,108 statewide, top 92%, 423 students, 49% FRL); Addison Middle/High School (math 44% / reading 43%, grade F, #1,043 of 1,100 statewide, top 95%, 546 students, 43% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 26 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $182,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.04% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $70,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Front St	0.55mi	3/1.0	1,574 (+7%)	20mo	$75,000	$48	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $104,497
• Equity at exit: $163,960

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $303,856
• Equity at exit: $353,586

Cash invested: $50,960 (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 14801

• Home prices YoY: 3.3%
• Active inventory: 26
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$389 /mo · $4,669/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $82

Break-even live

Break-even rent $1,797

Max offer price $182,000

Occupancy floor 91%

Sensitivity live

Price	-10% $185	-5% $134	+0% $82	+5% $31	+10% $-21
Rent	-10% $-68	-5% $7	+0% $82	+5% $157	+10% $233
Rate	-1.0pp $174	-0.5pp $129	base $82	+0.5pp $35	+1.0pp $-13

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-12
   status Pending
2. 2026-04-03
   listed $182,000 Active
3. 2023-02-04
   soldstatus $160,000 493-char remark

   Show marketing remark (493 chars)

   This beautifully updated home is ready for low-maintenance living! New flooring, paint, and lighting throughout will make it easy to move in and enjoy. There is a gorgeous stone wood-burning fireplace that will be cozy during the winter months, but baseboard heating is also an option if convenience is what you're looking for. This lot provides enough space to breathe, but not too much to maintain. You're going to want to see this!. .. .Seller is willing to sell home furnished. Negotiable.

4. 2023-02-01
   soldstatus $160,000 Closed Sale or Rented 493-char remark

   Show marketing remark (493 chars)

   This beautifully updated home is ready for low-maintenance living! New flooring, paint, and lighting throughout will make it easy to move in and enjoy. There is a gorgeous stone wood-burning fireplace that will be cozy during the winter months, but baseboard heating is also an option if convenience is what you're looking for. This lot provides enough space to breathe, but not too much to maintain. You're going to want to see this!. .. .Seller is willing to sell home furnished. Negotiable.

5. 2023-01-25
   soldstatus $160,000
6. 2022-11-08
   status Pending Sale 493-char remark

   Show marketing remark (493 chars)

   This beautifully updated home is ready for low-maintenance living! New flooring, paint, and lighting throughout will make it easy to move in and enjoy. There is a gorgeous stone wood-burning fireplace that will be cozy during the winter months, but baseboard heating is also an option if convenience is what you're looking for. This lot provides enough space to breathe, but not too much to maintain. You're going to want to see this!. .. .Seller is willing to sell home furnished. Negotiable.

7. 2022-10-21
   listed $164,900 493-char remark

   Show marketing remark (493 chars)

   This beautifully updated home is ready for low-maintenance living! New flooring, paint, and lighting throughout will make it easy to move in and enjoy. There is a gorgeous stone wood-burning fireplace that will be cozy during the winter months, but baseboard heating is also an option if convenience is what you're looking for. This lot provides enough space to breathe, but not too much to maintain. You're going to want to see this!. .. .Seller is willing to sell home furnished. Negotiable.

8. 2022-10-20
   listed $164,900 Active 493-char remark

   Show marketing remark (493 chars)

   This beautifully updated home is ready for low-maintenance living! New flooring, paint, and lighting throughout will make it easy to move in and enjoy. There is a gorgeous stone wood-burning fireplace that will be cozy during the winter months, but baseboard heating is also an option if convenience is what you're looking for. This lot provides enough space to breathe, but not too much to maintain. You're going to want to see this!. .. .Seller is willing to sell home furnished. Negotiable.

9. 2022-05-05
   soldstatus $137,000
10. 2016-02-10
    soldstatus $95,000
11. 2016-02-08
    soldstatus $95,000
12. 2015-06-01
    listed $119,900
13. 2015-05-28
    historical
14. 2013-05-21
    listed $119,900

ⓘ 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: $4,669 · $389/mo
• Projected year-2 tax: $4,669 · $389/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 2/10 Low 7 d/yr ≥94°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: $22,811
• − Mortgage interest: −$10,195
• − Property taxes: −$4,669
• − Insurance: −$910
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$5,295
• Taxable loss: −$1,907
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $1,446/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: Addison Central School District
• NCES district ID: 3602370
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $44,519
• Composite: 28.58/100
• National rank: #6720
• State rank: #563 of 590 in NY

Livability — Addison

• Score: 64/100
• State rank: #768
• US rank: #14729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Addison, NY
• Population (ZIP): 5,415

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Polish 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 91% English-only · German/W. Germanic 8%

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: ▲ 10.75%
• Current HPI: 332.2296
• 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

+51.8% since first listed

14 events — show timeline

• 2026-04-12 Pending — UNYREIS
• 2026-04-03 Listed $182,000 UNYREIS
• 2023-02-04 Sold (MLS) $160,000 UNYREIS
• 2023-02-01 Sold (MLS) $160,000 UNYREIS
• 2023-01-25 Sold (Public Records) $160,000 Public Records
• 2022-11-08 Pending — UNYREIS
• 2022-10-21 Listed $164,900 UNYREIS
• 2022-10-20 Listed $164,900 UNYREIS
• 2022-05-05 Sold (Public Records) $137,000 Public Records
• 2016-02-10 Sold (Public Records) $95,000 Public Records
• 2016-02-08 Sold (MLS) $95,000 UNYREIS
• 2015-06-01 Listed $119,900 UNYREIS
• 2015-05-28 Listing Removed — UNYREIS
• 2013-05-21 Listed $119,900 UNYREIS

Property tax history

+1.7%/yr

Latest (2025): $4,669 · +1.5% YoY. Source: county tax records.