9023 State Route 21 · Cohocton, NY 14826

$95,000

2 bd · 1.0 ba · 536 sqft · SingleFamily public records · 23 Days on market

Built 1955 8.02 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 +15.0/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover this beautiful small single family cottage along with two bed, leaving and kitchen. It’s an 8.5 acres of land with different layer of ground, good for hiking forest, picnic spot, one additional sleeping shed with two bed and a storage facilities gives you opportunity to share the facilities with friends and facility. Two pond either side of the property along with live water stream flowing through out the year. You can do camping, fishing, hiking, tracking. This could be a place of fun for you and family. It’s a place of harmony and tranquillity along with adventure. It’s also close to finger lake county and loan lake for water sports adventure. This could be you

Key facts

• Storage facilities
• Live water stream
• Two ponds

Tags

• 8.5 ACRES OF LAND
• ADDITIONAL SLEEPING SHED
• STORAGE FACILITIES
• TWO PONDS
• LIVE WATER STREAM
• ACCESSIBLE TO ALL AMENITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Septic tank; Water from lake and river sources
• Home design: Single-story home; Existing/resale property
• Construction: Aluminum siding; Brick exterior
• Exterior features: Dirt driveway; Corner lot; Irregular lot; Rural setting; Guest house on property; Shed(s); Additional storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms; 4 total rooms
• Flooring: Carpet; Varies
• Heating & cooling: Electric heating
• Interior features: Eat-in kitchen; See remarks / other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $30 ($362/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (13.3% below list).
• Recommended offer: $82k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,097 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing A-; Watch: schools D+, health & safety D, amenities F.
• Avoca Central School District (rural): math 50% / reading 45% proficiency, ranked #522 of 755 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 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 $6k of equity ($657 loan paydown + $5k appreciation (5.5% 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 (5.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 $49k; list at $95k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,346 (13.3% below list)

Questions for the listing agent

1. Built in 1955 — 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 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.99×
• Total profit: $26,415
• Equity at exit: $56,610

10-year hold

• IRR: 15.5%
• Equity multiple: 3.90×
• Total profit: $77,042
• Equity at exit: $100,076

Cash invested: $26,600 (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 14826

• Home prices YoY: 1.8%
• Active inventory: 19
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $30

Break-even live

Break-even rent $785

Max offer price $95,000

Occupancy floor 91%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $95,000 Active 23 DOM
2. 2026-06-18
   days on market $95,000 Active 22 DOM
3. 2026-06-17
   days on market $95,000 Active 21 DOM
4. 2026-06-16
   days on market $95,000 Active 20 DOM
5. 2026-06-15
   days on market $95,000 Active 19 DOM
6. 2026-06-14
   days on market $95,000 Active 17 DOM
7. 2026-06-12
   days on market $95,000 Active 16 DOM
8. 2026-06-09
   days on market $95,000 Active 13 DOM
9. 2026-06-08
   days on market $95,000 Active 12 DOM
10. 2026-06-07
    days on market $95,000 Active 11 DOM
11. 2026-06-02
    days on market $95,000 Active 6 DOM
12. 2026-06-01
    days on market $95,000 Active 5 DOM
13. 2026-05-31
    days on market $95,000 Active 4 DOM
14. 2026-05-30
    days on market $95,000 Active 3 DOM
15. 2026-05-27
    listed $95,000 Active
16. 2026-03-13
    historical
17. 2026-03-13
    historical
18. 2026-01-07
    listed $69,900 Active
19. 2025-12-15
    listed $69,900 Active
20. 2025-10-03
    historical
21. 2025-08-01
    price $69,900
22. 2025-07-03
    listed $79,900 Active
23. 2024-01-16
    historical
24. 2023-10-06
    historical
25. 2023-09-26
    listed $55,000 Active
26. 2022-01-04
    soldstatus $49,000 Closed Sale or Rented
27. 2022-01-04
    soldstatus $49,000
28. 2021-12-21
    soldstatus $49,000
29. 2021-09-16
    status Under Contract- Do Not Show
30. 2021-06-02
    listed $55,900 Active
31. 2021-06-02
    listed $55,900
32. 2019-04-08
    soldstatus $23,000
33. 2019-04-08
    soldstatus $23,000
34. 2018-06-04
    listed $29,900

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $1,298 · $108/mo
• Expected delta: +$307/yr (+$26/mo · 31.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,882
• − Mortgage interest: −$5,321
• − Property taxes: −$991
• − Insurance: −$475
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$2,764
• Taxable loss: −$1,251
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $662/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: Avoca Central School District
• NCES district ID: 3603630
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $44,921
• Composite: 42.36/100
• National rank: #6936
• State rank: #522 of 755 in NY

Livability — Cohocton

• Score: 56/100
• State rank: #1097
• US rank: #22367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,134
• Population (ZIP): 2,134

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Iranian 4% Romanian 4% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Russian/Polish/Slavic 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: ▲ 5.48%
• Current HPI: 307.2648
• 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

+217.7% since first listed

20 events — show timeline

• 2026-05-27 Listed $95,000 WNYREIS
• 2026-03-13 Listing Removed — WNYREIS
• 2026-03-13 Listing Removed — WNYREIS
• 2026-01-07 Listed $69,900 WNYREIS
• 2025-12-15 Listed $69,900 WNYREIS
• 2025-10-03 Listing Removed — WNYREIS
• 2025-08-01 Price Changed $69,900 WNYREIS
• 2025-07-03 Listed $79,900 WNYREIS
• 2024-01-16 Listing Removed — UNYREIS
• 2023-10-06 Listing Removed — UNYREIS
• 2023-09-26 Listed $55,000 UNYREIS
• 2022-01-04 Sold (MLS) $49,000 UNYREIS
• 2022-01-04 Sold (MLS) $49,000 CNYIS
• 2021-12-21 Sold (Public Records) $49,000 Public Records
• 2021-09-16 Pending — CNYIS
• 2021-06-02 Listed $55,900 UNYREIS
• 2021-06-02 Listed $55,900 CNYIS
• 2019-04-08 Sold (Public Records) $23,000 Public Records
• 2019-04-08 Sold (MLS) $23,000 UNYREIS
• 2018-06-04 Listed $29,900 UNYREIS

Property tax history

-7.1%/yr

Latest (2025): $991 · -9.0% YoY. Source: county tax records.