12 Maple St · Savona, NY 14879

$90,000

2 bd · 1.5 ba · 1,612 sqft · SingleFamily public records · 93 Days on market

Built 1889 0.28 ac lot $56/sqft · 53% below area

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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 +18.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +7.1/10.0
• DSCR +5.8/10.0
• 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

Nestled in the heart of the Village of Savona, this spacious three-bedroom, two-bathroom home offers a unique opportunity for those ready to trade elbow grease for equity. The hard work of the renovation has already begun, and for the visionary buyer, all remaining construction materials are included to help you cross the finish line. The layout is designed for modern flexibility, featuring a convenient first-floor bedroom that could easily serve as a quiet home office, alongside first-floor laundry. The main level is built for comfort, boasting a cozy dining room centered around a pellet stove, while a second living area provides a rustic retreat with its own wood-burning fireplace. Upstairs, you'll find additional living quarters, ensuring a full bathroom is available on each floor for maximum convenience. Storage and hobby space are plentiful thanks to the one-car attached garage. Outdoor enthusiasts will fall in love with the exterior, which features a massive, level, and fully fenced-in lot—perfect for pets, gardening, or creating a private backyard oasis. Whether you are a flipper looking for your next project or a homeowner wanting to customize your forever home from the studs up, this property is a blank canvas with incredible potential.

Key facts

• First floor laundry
• Cozy dining room
• Fully fenced in lot

Tags

• FIRST FLOOR LAUNDRY
• COZY DINING ROOM
• WOOD BURNING FIREPLACE
• FULLY FENCED IN LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

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 $5k of equity ($622 loan paydown + $4k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 6.9

CMA / ARV

• ARV (median comp): $191,640
• List price: $90,000
• Delta: -53.04%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.95×
• Total profit: $24,038
• Equity at exit: $48,631

10-year hold

• IRR: 16.1%
• Equity multiple: 3.75×
• Total profit: $69,329
• Equity at exit: $82,032

Cash invested: $25,200 (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 14879

• Home prices YoY: 2.3%
• Active inventory: 11
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$268 /mo · $3,212/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $85

Break-even live

Break-even rent $984

Max offer price $90,000

Occupancy floor 87%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $90,000 Active 93 DOM
2. 2026-06-18
   days on market $90,000 Active 92 DOM
3. 2026-06-17
   days on market $90,000 Active 91 DOM
4. 2026-06-16
   days on market $90,000 Active 90 DOM
5. 2026-06-15
   pricedays on market $90,000 Active 89 DOM
6. 2026-06-14
   days on market $99,000 Active 87 DOM
7. 2026-06-12
   days on market $99,000 Active 86 DOM
8. 2026-06-09
   days on market $99,000 Active 83 DOM
9. 2026-06-08
   days on market $99,000 Active 82 DOM
10. 2026-06-07
    days on market $99,000 Active 81 DOM
11. 2026-06-02
    days on market $99,000 Active 76 DOM
12. 2026-06-01
    days on market $99,000 Active 75 DOM
13. 2026-05-31
    days on market $99,000 Active 74 DOM
14. 2026-05-30
    days on market $99,000 Active 73 DOM
15. 2026-03-18
    listed $99,000 Active 1272-char remark

    Show marketing remark (1272 chars)

    Nestled in the heart of the Village of Savona, this spacious three-bedroom, two-bathroom home offers a unique opportunity for those ready to trade elbow grease for equity. The hard work of the renovation has already begun, and for the visionary buyer, all remaining construction materials are included to help you cross the finish line. The layout is designed for modern flexibility, featuring a convenient first-floor bedroom that could easily serve as a quiet home office, alongside first-floor laundry. The main level is built for comfort, boasting a cozy dining room centered around a pellet stove, while a second living area provides a rustic retreat with its own wood-burning fireplace. Upstairs, you'll find additional living quarters, ensuring a full bathroom is available on each floor for maximum convenience. Storage and hobby space are plentiful thanks to the one-car attached garage. Outdoor enthusiasts will fall in love with the exterior, which features a massive, level, and fully fenced-in lot—perfect for pets, gardening, or creating a private backyard oasis. Whether you are a flipper looking for your next project or a homeowner wanting to customize your forever home from the studs up, this property is a blank canvas with incredible potential.

16. 2013-11-08
    soldstatus $79,500
17. 2006-03-29
    soldstatus $24,000

ⓘ 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: $3,212 · $268/mo
• Projected year-2 tax: $3,212 · $268/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: $13,096
• − Mortgage interest: −$5,041
• − Property taxes: −$3,212
• − Insurance: −$450
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,618
• Taxable loss: −$322
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,097/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

+312.5% since first listed

3 events — show timeline

• 2026-03-18 Listed $99,000 UNYREIS
• 2013-11-08 Sold (Public Records) $79,500 Public Records
• 2006-03-29 Sold (Public Records) $24,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,212 · +33.2% YoY. Source: county tax records.