49 Maple Ave · Cohocton, NY 14826

$145,000

3 bd · 1.0 ba · 1,451 sqft · SingleFamily public records · 19 Days on market

Built 1885 0.44 ac lot Est $145k · at est.

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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 +9.9/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• 1% rule +3.5/10.0
• DSCR +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very Exciting! Price reduction!!! Where will you find a better deal on a cozy Village home?? 2-3 bedrooms, l bath. Formal dining room, Lots of kitchen work space. First floor laundry. Large 3 season room. 2 car detached garage. Deep lot. Convenient to 390 expressway. Bring your ideas and make this your own.

Key facts

• Brand new kitchen
• First floor laundry
• Large backyard

Tags

• ONE LEVEL LIVING
• BRAND NEW KITCHEN
• UPDATED BATHROOM
• FIRST FLOOR LAUNDRY
• LARGE BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (15.2% below list).
• Recommended offer: $123k (15.2% 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.
• Wayland-Cohocton Central School District (rural): math 40% / reading 53% proficiency, ranked #446 of 590 in NY (top 76%) — 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 $9k of equity ($1k loan paydown + $8k 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.
• By year 4, 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 19 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $46k; list at $145k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,008 (15.2% 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. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.85% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $145,100
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Maple Ave	0.00mi	3/1.0	1,451 (0%)	1mo	$145,000	$100	99
14 Wheeler St	0.27mi	3/1.5	1,448 (-0%)	20mo	$210,000	$145	68
31 S Main St	0.38mi	4/2.0 (+1)	1,621 (+12%)	4mo	$121,000	$75	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 11.9%
• Equity multiple: 1.78×
• Total profit: $31,631
• Equity at exit: $86,404

10-year hold

• IRR: 12.8%
• Equity multiple: 3.44×
• Total profit: $99,038
• Equity at exit: $152,747

Cash invested: $40,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$242 /mo · $2,909/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-91

Break-even live

Break-even rent $1,346

Max offer price $128,838

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-50	+0% $-91	+5% $-133	+10% $-174
Rent	-10% $-189	-5% $-140	+0% $-91	+5% $-43	+10% $6
Rate	-1.0pp $-18	-0.5pp $-55	base $-91	+0.5pp $-129	+1.0pp $-167

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-03-23
   status Pending
2. 2026-03-04
   listed $145,000 Active
3. 2024-09-17
   soldstatus $46,000 Closed 312-char remark

   Show marketing remark (312 chars)

   Very Exciting! Price reduction!!! Where will you find a better deal on a cozy Village home?? 2-3 bedrooms, l bath. Formal dining room, Lots of kitchen work space. First floor laundry. Large 3 season room. 2 car detached garage. Deep lot. Convenient to 390 expressway. Bring your ideas and make this your own.

4. 2024-08-09
   status Pending 312-char remark

   Show marketing remark (312 chars)

   Very Exciting! Price reduction!!! Where will you find a better deal on a cozy Village home?? 2-3 bedrooms, l bath. Formal dining room, Lots of kitchen work space. First floor laundry. Large 3 season room. 2 car detached garage. Deep lot. Convenient to 390 expressway. Bring your ideas and make this your own.

5. 2024-07-23
   price $52,000 312-char remark

   Show marketing remark (312 chars)

   Very Exciting! Price reduction!!! Where will you find a better deal on a cozy Village home?? 2-3 bedrooms, l bath. Formal dining room, Lots of kitchen work space. First floor laundry. Large 3 season room. 2 car detached garage. Deep lot. Convenient to 390 expressway. Bring your ideas and make this your own.

6. 2024-06-24
   price $57,000 312-char remark

   Show marketing remark (312 chars)

   Very Exciting! Price reduction!!! Where will you find a better deal on a cozy Village home?? 2-3 bedrooms, l bath. Formal dining room, Lots of kitchen work space. First floor laundry. Large 3 season room. 2 car detached garage. Deep lot. Convenient to 390 expressway. Bring your ideas and make this your own.

7. 2024-05-22
   status Active 312-char remark

   Show marketing remark (312 chars)

   Very Exciting! Price reduction!!! Where will you find a better deal on a cozy Village home?? 2-3 bedrooms, l bath. Formal dining room, Lots of kitchen work space. First floor laundry. Large 3 season room. 2 car detached garage. Deep lot. Convenient to 390 expressway. Bring your ideas and make this your own.

8. 2024-04-10
   status Pending 312-char remark

   Show marketing remark (312 chars)

   Very Exciting! Price reduction!!! Where will you find a better deal on a cozy Village home?? 2-3 bedrooms, l bath. Formal dining room, Lots of kitchen work space. First floor laundry. Large 3 season room. 2 car detached garage. Deep lot. Convenient to 390 expressway. Bring your ideas and make this your own.

9. 2024-04-02
   listed $62,000 Active 312-char remark

   Show marketing remark (312 chars)

   Very Exciting! Price reduction!!! Where will you find a better deal on a cozy Village home?? 2-3 bedrooms, l bath. Formal dining room, Lots of kitchen work space. First floor laundry. Large 3 season room. 2 car detached garage. Deep lot. Convenient to 390 expressway. Bring your ideas and make this your own.

10. 2015-12-28
    historical
11. 2015-09-28
    listed $69,900
12. 2015-09-10
    historical
13. 2015-03-10
    listed $69,900
14. 2015-02-28
    historical
15. 2014-10-14
    listed $73,000
16. 2011-11-18
    soldstatus $67,500
17. 2011-11-17
    soldstatus $67,500
18. 2011-06-11
    listed $67,500

ⓘ 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: $2,909 · $242/mo
• Projected year-2 tax: $2,909 · $242/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 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 18 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: $14,761
• − Mortgage interest: −$8,122
• − Property taxes: −$2,909
• − Insurance: −$725
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$4,218
• Taxable loss: −$3,575
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $-240/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: Wayland-Cohocton Central School District
• NCES district ID: 3600011
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $46,957
• Composite: 39.54/100
• National rank: #3940
• State rank: #446 of 590 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

• Census place: Cohocton, NY
• 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

+114.8% since first listed

18 events — show timeline

• 2026-03-23 Pending — UNYREIS
• 2026-03-04 Listed $145,000 UNYREIS
• 2024-09-17 Sold (MLS) $46,000 UNYREIS
• 2024-08-09 Pending — UNYREIS
• 2024-07-23 Price Changed $52,000 UNYREIS
• 2024-06-24 Price Changed $57,000 UNYREIS
• 2024-05-22 Relisted — UNYREIS
• 2024-04-10 Pending — UNYREIS
• 2024-04-02 Listed $62,000 UNYREIS
• 2015-12-28 Listing Removed — UNYREIS
• 2015-09-28 Listed $69,900 UNYREIS
• 2015-09-10 Listing Removed — UNYREIS
• 2015-03-10 Listed $69,900 UNYREIS
• 2015-02-28 Listing Removed — UNYREIS
• 2014-10-14 Listed $73,000 UNYREIS
• 2011-11-18 Sold (MLS) $67,500 UNYREIS
• 2011-11-17 Sold (Public Records) $67,500 Public Records
• 2011-06-11 Listed $67,500 UNYREIS

Property tax history

+4.9%/yr

Latest (2025): $2,909 · +1.6% YoY. Source: county tax records.