2766 County Route 102 · Addison, NY 14801

$36,000

2 bd · 2.0 ba · 1,627 sqft · SingleFamily public records · 38 Days on market

Built 1890 2.00 ac lot ↓ 40% since listing

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Country Property. Home has a new kitchen, large formal dining room and also an eating area in the kitchen. Living room has a wood pellet stove for additional heat. Owners bedroom on the first floor with it's own bath and a walk in closet. Upstairs is 2 bedrooms( one is walk through). Newer double pane windows. 2 large sheds(one was used for a barn) and a green house. Pasture and garden area.

Key facts

• Outdoor recreation
• Shed
• 2 acres

Tags

• 2 ACRES
• SHED
• SMALL STABLE
• OUTDOOR RECREATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Septic tank; Well water
• Home design: Single-story property; Resale condition
• Construction: Wood siding; Asphalt roof; Existing construction
• Exterior features: Dirt driveway; Agricultural lot; Rectangular lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Water heater; Additional notes: see remarks
• Bedrooms: One main-level bedroom
• Flooring: Hardwood flooring; Laminate flooring; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Separate/formal living room; Bedroom on main level; Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $35k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#768 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools D+, health & safety D, amenities F.
• Jasper-Troupsburg Central School District (rural): math 61% / reading 56% proficiency, ranked #319 of 755 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($249 loan paydown + $4k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,920 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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.
6. 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.
7. 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: 6.11% ✓
• Cap rate: 55.93%
• Cash-on-cash: 177.29%
• DSCR: 8.89
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.36×
• Total profit: $114,488
• Equity at exit: $32,432

10-year hold

• IRR: —
• Equity multiple: 27.05×
• Total profit: $262,627
• Equity at exit: $69,940

Cash invested: $10,080 (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 14801

• Home prices YoY: 3.3%
• Active inventory: 26
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,489

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 27%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2757 County Route 102 Addison, NY	3.0	1.0	1450	$2,200	$1.52	44d	1	0.10mi

Listing history 11 events

1. 2026-06-18
   days on market $36,000 Active 38 DOM
2. 2026-06-17
   days on market $36,000 Active 37 DOM
3. 2026-06-17
   status $36,000 Active 36 DOM
4. 2026-05-21
   status Pending
5. 2026-04-30
   historical Active Under Contract
6. 2026-04-15
   listed $36,000 Active
7. 2025-03-11
   listed $39,900 Active
8. 2017-11-29
   soldstatus $91,150
9. 2017-10-31
   soldstatus $91,150 400-char remark

   Show marketing remark (400 chars)

   Great Country Property. Home has a new kitchen, large formal dining room and also an eating area in the kitchen. Living room has a wood pellet stove for additional heat. Owners bedroom on the first floor with it's own bath and a walk in closet. Upstairs is 2 bedrooms( one is walk through). Newer double pane windows. 2 large sheds(one was used for a barn) and a green house. Pasture and garden area.

10. 2017-07-24
    listed $89,900 400-char remark

    Show marketing remark (400 chars)

    Great Country Property. Home has a new kitchen, large formal dining room and also an eating area in the kitchen. Living room has a wood pellet stove for additional heat. Owners bedroom on the first floor with it's own bath and a walk in closet. Upstairs is 2 bedrooms( one is walk through). Newer double pane windows. 2 large sheds(one was used for a barn) and a green house. Pasture and garden area.

11. 2016-06-13
    soldstatus $60,000

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $26,400
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$1,047
• Taxable income: $18,392
• Est. tax owed @ 24.0%: −$4,414
• After-tax cash flow: $13,456/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: Jasper-Troupsburg Central School District
• NCES district ID: 3600007
• Math proficiency: 61% ▲ 9.00%
• Reading proficiency: 56% ▲ 8.00%
• Median HH income: $41,266
• Composite: 50.68/100
• National rank: #3935
• State rank: #319 of 755 in NY

Livability — Addison

• Score: 64/100
• State rank: #768
• US rank: #14729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,415

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Polish 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 91% English-only · German/W. Germanic 8%

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: ▲ 10.75%
• Current HPI: 332.2296
• 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

-40.0% since first listed

8 events — show timeline

• 2026-05-21 Pending — UNYREIS
• 2026-04-30 Contingent — UNYREIS
• 2026-04-15 Listed $36,000 UNYREIS
• 2025-03-11 Listed $39,900 IBRMLS
• 2017-11-29 Sold (Public Records) $91,150 Public Records
• 2017-10-31 Sold (MLS) $91,150 UNYREIS
• 2017-07-24 Listed $89,900 UNYREIS
• 2016-06-13 Sold (Public Records) $60,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,099 · +3.8% YoY. Source: county tax records.