6995 State Route 17C · Crest View Heights, NY 13760

$169,900

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 32 Days on market

Built 1972 Est $151k · 13% over ↓ 15% since listing

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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 +12.3/30.0
• Schools +5.3/10.0
• 1% rule +4.3/10.0
• Rent growth +4.3/5.0
• DSCR +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Great for rvs large pull through u drive country setting close to 86 exit 66 . Needs updating sold as-is no financing . Nice property . Drive by take a look. Then call for appointment.

Key facts

• Large pull through
• Country setting
• Built 1972

Tags

• LARGE PULL THROUGH
• COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-31 ($-368/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (7.5% below list).
• Recommended offer: $157k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Owego-Apalachin Central School District (town): math 62% / reading 62% proficiency, ranked #204 of 590 in NY (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Apalachin Elementary School (math 72% / reading 67%, grade A-, #447 of 2,108 statewide, top 24%, 388 students, 35% FRL); Owego-Apalachin Middle School (math 36% / reading 57%, grade D+, #330 of 729 statewide, top 46%, 443 students, 45% FRL); Owego Free Academy (math 98% / reading 75%, grade A, #342 of 1,100 statewide, top 31%, 606 students, 41% FRL).
• Market conditions: Rents rising fast (+7.1%/yr); 217 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 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.
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $157,176 (7.5% 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 32 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $150,792
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
178 Belknap Rd	0.09mi	3/2.0	1,482 (+1%)	15mo	$140,000	$94	77
36 Deming Dr	0.33mi	3/1.0	1,575 (+8%)	22mo	$180,000	$114	53
598 Main St	0.71mi	4/1.5 (+1)	1,560 (+7%)	9mo	$75,000	$48	42
185 Pennsylvania Ave	0.75mi	4/1.5 (+1)	1,504 (+3%)	23mo	$155,000	$103	34

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 · 7.09% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.52×
• Total profit: $-22,665
• Equity at exit: $25,333

10-year hold

• IRR: 2.0%
• Equity multiple: 1.17×
• Total profit: $8,159
• Equity at exit: $14,690

Cash invested: $47,572 (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 13760

• Home prices YoY: -32.7%
• Rents YoY: 7.1%
• Active inventory: 217
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$311 /mo · $3,727/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-31

Break-even live

Break-even rent $1,611

Max offer price $164,485

Occupancy floor 97%

Sensitivity live

Price	-10% $66	-5% $17	+0% $-31	+5% $-79	+10% $-127
Rent	-10% $-155	-5% $-93	+0% $-31	+5% $31	+10% $94
Rate	-1.0pp $55	-0.5pp $13	base $-31	+0.5pp $-75	+1.0pp $-119

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $169,900 Active 32 DOM
2. 2026-06-19
   days on market $169,900 Active 30 DOM
3. 2026-06-18
   days on market $169,900 Active 29 DOM
4. 2026-06-17
   days on market $169,900 Active 28 DOM
5. 2026-06-16
   days on market $169,900 Active 27 DOM
6. 2026-06-15
   days on market $169,900 Active 26 DOM
7. 2026-06-14
   days on market $169,900 Active 24 DOM
8. 2026-06-13
   days on market $169,900 Active 23 DOM
9. 2026-06-10
   days on market $169,900 Active 21 DOM
10. 2026-06-09
    days on market $169,900 Active 20 DOM
11. 2026-06-08
    days on market $169,900 Active 19 DOM
12. 2026-06-07
    days on market $169,900 Active 18 DOM
13. 2026-06-05
    days on market $169,900 Active 15 DOM
14. 2026-06-03
    days on market $169,900 Active 14 DOM
15. 2026-06-02
    days on market $169,900 Active 13 DOM
16. 2026-06-01
    days on market $169,900 Active 12 DOM
17. 2026-05-31
    days on market $169,900 Active 11 DOM
18. 2026-05-30
    days on market $169,900 Active 10 DOM
19. 2026-05-21
    listed $169,900 Active
20. 2025-11-18
    price $189,000
21. 2025-11-06
    listed $199,000 Active

ⓘ 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: $3,727 · $311/mo
• Projected year-2 tax: $3,727 · $311/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 17 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: $18,861
• − Mortgage interest: −$9,517
• − Property taxes: −$3,727
• − Insurance: −$850
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,943
• Taxable loss: −$3,193
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $398/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: Owego-Apalachin Central School District
• NCES district ID: 3622170
• Math proficiency: 62% ▼ -1.00%
• Reading proficiency: 62% ▲ 6.00%
• Median HH income: $57,425
• Composite: 53.45/100
• National rank: #1464
• State rank: #204 of 590 in NY

Livability — Crest View Heights

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

Census & demographics

• County: Broome County · 126,805 people
• Metro: Binghamton, NY
• Population (ZIP): 42,896
• Household income: $66,095
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 1480.0

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.29%
• Current HPI: 270.2661
• Rent YoY: ▲ 7.09%
• Metro: Binghamton, 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

-14.6% since first listed

3 events — show timeline

• 2026-05-21 Listed $169,900 FSBO.com
• 2025-11-18 Price Changed $189,000 GBAOR
• 2025-11-06 Listed $199,000 GBAOR

Property tax history

+3.4%/yr

Latest (2025): $3,727 · +19.0% YoY. Source: county tax records.