445 Old 76 Rd · Slaterville Springs, NY 14850

$100,000

2 bd · 1.0 ba · 1,181 sqft · SingleFamily · 66 Days on market

Built 1860 Fair condition 1.60 ac lot $85/sqft · 73% below area ↓ 56% since listing

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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
• Schools +5.4/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Half the drive, half the price? Just 20 minutes to Cornell and well below the median home price in Tompkins County! A Rare Opportunity! This 2-bedroom, 1-bathroom home is set on 1.6 peaceful acres, offering comfort and practicality. Built in 1860, this sturdily built home has a lot of character and charm, which includes two enclosed porches?one serving as the main entrance and mudroom, perfect for unloading your day before entering the house, and the other as a sunroom, providing a bright and relaxing spot to enjoy your morning coffee and watch the sun rise. It has a main-floor laundry room that also serves as a utility room/pantry for added convenience. fhis home also features many newer thermal windows throughout, and it has a RO and UV water filtration system along with a water softener. This home offers plenty of potential. The kitchen is ready for expansion, and the room attached to it provides flexible space, deal for a home office, library, dining area or whatever suits your needs. Mature maple, pine and spruce trees offer privacy and shade, and the fully fenced backyard is perfect for adding a patio or deck. There's also a small barn providing additional storage. Located in the ??thaca School District, you?ll enjoy a peaceful country setting while being just 20 minutes from Ithaca and Cornell, giving you easy access to all the city?s culture and ameruties while also being close to nature. Tfie Finger Lakes Trail passes through less than two miles away, '1nd abundant opportunities for the outdoor enthusiast exist in the nearby 5,300-acre Shindagm Hollow State Forest. This property is eady for someone to make it their​​‌​​​​‌​‌​​​​‌​​‌​​​​‌‌ own.

Key facts

• Enclosed porches
• Small barn
• 1.6 acre lot

Tags

• ENCLOSED PORCHES
• MAIN-FLOOR LAUNDRY ROOM
• NEWER THERMAL WINDOWS
• WATER FILTRATION SYSTEM
• FULLY FENCED BACKYARD
• SMALL BARN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.2%/yr); 327 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $65k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.87% ✓
• Cap rate: 15.75%
• Cash-on-cash: 33.77%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $376,643
• List price: $100,000
• Delta: -73.45%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.22×
• Total profit: $34,090
• Equity at exit: $14,910

10-year hold

• IRR: 37.1%
• Equity multiple: 4.84×
• Total profit: $107,491
• Equity at exit: $8,646

Cash invested: $28,000 (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 14850

• Rents YoY: 5.2%
• Active inventory: 327
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $721

Break-even live

Break-even rent $959

Max offer price $100,000

Occupancy floor 56%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-10
   days on market $100,000 Active 66 DOM
2. 2026-06-09
   days on market $100,000 Active 65 DOM
3. 2026-06-09
   status $100,000 Active 64 DOM
4. 2026-06-08
   days on market $100,000 Active Under Contract 64 DOM
5. 2026-06-07
   days on market $100,000 Active Under Contract 63 DOM
6. 2026-06-05
   days on market $100,000 Active Under Contract 60 DOM
7. 2026-06-02
   days on market $100,000 Active Under Contract 58 DOM
8. 2026-06-01
   days on market $100,000 Active Under Contract 57 DOM
9. 2026-05-31
   days on market $100,000 Active Under Contract 56 DOM
10. 2026-05-30
    days on market $100,000 Active Under Contract 55 DOM
11. 2026-04-21
    status Active 1715-char remark

    Show marketing remark (1715 chars)

    Half the drive, half the price? Just 20 minutes to Cornell and well below the median home price in Tompkins County! A Rare Opportunity! This 2-bedroom, 1-bathroom home is set on 1.6 peaceful acres, offering comfort and practicality. Built in 1860, this sturdily built home has a lot of character and charm, which includes two enclosed porches?one serving as the main entrance and mudroom, perfect for unloading your day before entering the house, and the other as a sunroom, providing a bright and relaxing spot to enjoy your morning coffee and watch the sun rise. It has a main-floor laundry room that also serves as a utility room/pantry for added convenience. fhis home also features many newer thermal windows throughout, and it has a RO and UV water filtration system along with a water softener. This home offers plenty of potential. The kitchen is ready for expansion, and the room attached to it provides flexible space, deal for a home office, library, dining area or whatever suits your needs. Mature maple, pine and spruce trees offer privacy and shade, and the fully fenced backyard is perfect for adding a patio or deck. There's also a small barn providing additional storage. Located in the ??thaca School District, you?ll enjoy a peaceful country setting while being just 20 minutes from Ithaca and Cornell, giving you easy access to all the city?s culture and ameruties while also being close to nature. Tfie Finger Lakes Trail passes through less than two miles away, '1nd abundant opportunities for the outdoor enthusiast exist in the nearby 5,300-acre Shindagm Hollow State Forest. This property is eady for someone to make it their​​‌​​​​‌​‌​​​​‌​​‌​​​​‌‌ own.

12. 2026-04-21
    price $100,000 1715-char remark

    Show marketing remark (1715 chars)

    Half the drive, half the price? Just 20 minutes to Cornell and well below the median home price in Tompkins County! A Rare Opportunity! This 2-bedroom, 1-bathroom home is set on 1.6 peaceful acres, offering comfort and practicality. Built in 1860, this sturdily built home has a lot of character and charm, which includes two enclosed porches?one serving as the main entrance and mudroom, perfect for unloading your day before entering the house, and the other as a sunroom, providing a bright and relaxing spot to enjoy your morning coffee and watch the sun rise. It has a main-floor laundry room that also serves as a utility room/pantry for added convenience. fhis home also features many newer thermal windows throughout, and it has a RO and UV water filtration system along with a water softener. This home offers plenty of potential. The kitchen is ready for expansion, and the room attached to it provides flexible space, deal for a home office, library, dining area or whatever suits your needs. Mature maple, pine and spruce trees offer privacy and shade, and the fully fenced backyard is perfect for adding a patio or deck. There's also a small barn providing additional storage. Located in the ??thaca School District, you?ll enjoy a peaceful country setting while being just 20 minutes from Ithaca and Cornell, giving you easy access to all the city?s culture and ameruties while also being close to nature. Tfie Finger Lakes Trail passes through less than two miles away, '1nd abundant opportunities for the outdoor enthusiast exist in the nearby 5,300-acre Shindagm Hollow State Forest. This property is eady for someone to make it their​​‌​​​​‌​‌​​​​‌​​‌​​​​‌‌ own.

13. 2026-02-09
    status Active 1715-char remark

    Show marketing remark (1715 chars)

    Half the drive, half the price? Just 20 minutes to Cornell and well below the median home price in Tompkins County! A Rare Opportunity! This 2-bedroom, 1-bathroom home is set on 1.6 peaceful acres, offering comfort and practicality. Built in 1860, this sturdily built home has a lot of character and charm, which includes two enclosed porches?one serving as the main entrance and mudroom, perfect for unloading your day before entering the house, and the other as a sunroom, providing a bright and relaxing spot to enjoy your morning coffee and watch the sun rise. It has a main-floor laundry room that also serves as a utility room/pantry for added convenience. fhis home also features many newer thermal windows throughout, and it has a RO and UV water filtration system along with a water softener. This home offers plenty of potential. The kitchen is ready for expansion, and the room attached to it provides flexible space, deal for a home office, library, dining area or whatever suits your needs. Mature maple, pine and spruce trees offer privacy and shade, and the fully fenced backyard is perfect for adding a patio or deck. There's also a small barn providing additional storage. Located in the ??thaca School District, you?ll enjoy a peaceful country setting while being just 20 minutes from Ithaca and Cornell, giving you easy access to all the city?s culture and ameruties while also being close to nature. Tfie Finger Lakes Trail passes through less than two miles away, '1nd abundant opportunities for the outdoor enthusiast exist in the nearby 5,300-acre Shindagm Hollow State Forest. This property is eady for someone to make it their​​‌​​​​‌​‌​​​​‌​​‌​​​​‌‌ own.

14. 2026-01-29
    historical Active Under Contract 1715-char remark

    Show marketing remark (1715 chars)

    Half the drive, half the price? Just 20 minutes to Cornell and well below the median home price in Tompkins County! A Rare Opportunity! This 2-bedroom, 1-bathroom home is set on 1.6 peaceful acres, offering comfort and practicality. Built in 1860, this sturdily built home has a lot of character and charm, which includes two enclosed porches?one serving as the main entrance and mudroom, perfect for unloading your day before entering the house, and the other as a sunroom, providing a bright and relaxing spot to enjoy your morning coffee and watch the sun rise. It has a main-floor laundry room that also serves as a utility room/pantry for added convenience. fhis home also features many newer thermal windows throughout, and it has a RO and UV water filtration system along with a water softener. This home offers plenty of potential. The kitchen is ready for expansion, and the room attached to it provides flexible space, deal for a home office, library, dining area or whatever suits your needs. Mature maple, pine and spruce trees offer privacy and shade, and the fully fenced backyard is perfect for adding a patio or deck. There's also a small barn providing additional storage. Located in the ??thaca School District, you?ll enjoy a peaceful country setting while being just 20 minutes from Ithaca and Cornell, giving you easy access to all the city?s culture and ameruties while also being close to nature. Tfie Finger Lakes Trail passes through less than two miles away, '1nd abundant opportunities for the outdoor enthusiast exist in the nearby 5,300-acre Shindagm Hollow State Forest. This property is eady for someone to make it their​​‌​​​​‌​‌​​​​‌​​‌​​​​‌‌ own.

15. 2026-01-12
    listed $165,000 Active 1715-char remark

    Show marketing remark (1715 chars)

    Half the drive, half the price? Just 20 minutes to Cornell and well below the median home price in Tompkins County! A Rare Opportunity! This 2-bedroom, 1-bathroom home is set on 1.6 peaceful acres, offering comfort and practicality. Built in 1860, this sturdily built home has a lot of character and charm, which includes two enclosed porches?one serving as the main entrance and mudroom, perfect for unloading your day before entering the house, and the other as a sunroom, providing a bright and relaxing spot to enjoy your morning coffee and watch the sun rise. It has a main-floor laundry room that also serves as a utility room/pantry for added convenience. fhis home also features many newer thermal windows throughout, and it has a RO and UV water filtration system along with a water softener. This home offers plenty of potential. The kitchen is ready for expansion, and the room attached to it provides flexible space, deal for a home office, library, dining area or whatever suits your needs. Mature maple, pine and spruce trees offer privacy and shade, and the fully fenced backyard is perfect for adding a patio or deck. There's also a small barn providing additional storage. Located in the ??thaca School District, you?ll enjoy a peaceful country setting while being just 20 minutes from Ithaca and Cornell, giving you easy access to all the city?s culture and ameruties while also being close to nature. Tfie Finger Lakes Trail passes through less than two miles away, '1nd abundant opportunities for the outdoor enthusiast exist in the nearby 5,300-acre Shindagm Hollow State Forest. This property is eady for someone to make it their​​‌​​​​‌​‌​​​​‌​​‌​​​​‌‌ own.

16. 2025-09-18
    price $179,000
17. 2025-07-07
    price $189,900
18. 2025-06-11
    price $199,000
19. 2025-06-03
    price $215,000
20. 2025-05-19
    listed $225,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,466
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$2,909
• Taxable income: $7,563
• Est. tax owed @ 24.0%: −$1,815
• After-tax cash flow: $6,843/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 · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom home requires moderate repairs and maintenance to improve its condition and value. The property has potential for a fresh coat of paint and new kitchen and bathroom cabinets to enhance its curb appeal and functionality.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom cabinets — dated and worn
• Minor exterior siding — some discoloration
• Minor interior walls — paint appears faded
• Minor roof — visible wear

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale replace bathroom cabinets — new cabinets improve functionality and aesthetics
• Resale repair and paint exterior siding — fresh siding enhances curb appeal
• Resale repair roof — new roof improves durability and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom cabinets · dated and worn	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
interior walls · paint appears faded	Minor	$500–3,000
roof · visible wear	Minor	$500–3,000
Total estimated repair cost · 5 items		$7,500–39,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale replace bathroom cabinets — new cabinets improve functionality and aesthetics ↑
• Resale repair and paint exterior siding — fresh siding enhances curb appeal ↑
• Resale repair roof — new roof improves durability and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

Livability — Slaterville Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Tompkins County · 68,610 people
• Metro: Ithaca, NY
• Population (ZIP): 68,610
• Household income: $71,445
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 5169.0

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 13% Hispanic / Latino 8% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.59%
• Current HPI: 389.7215
• Rent YoY: ▲ 5.22%
• Metro: Ithaca, 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

-55.6% since first listed

10 events — show timeline

• 2026-04-21 Relisted — IBRMLS
• 2026-04-21 Price Changed $100,000 IBRMLS
• 2026-02-09 Relisted — IBRMLS
• 2026-01-29 Contingent — IBRMLS
• 2026-01-12 Listed $165,000 IBRMLS
• 2025-09-18 Price Changed $179,000 IBRMLS
• 2025-07-07 Price Changed $189,900 IBRMLS
• 2025-06-11 Price Changed $199,000 IBRMLS
• 2025-06-03 Price Changed $215,000 IBRMLS
• 2025-05-19 Listed $225,000 IBRMLS