1260 Maple Ct · Hornell, NY 14843

$179,900

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 11 Days on market

Built 1967 0.26 ac lot Est $163k · 11% over

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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 +7.9/30.0
• Appreciation +7.0/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

Updated ranch in a cute cul-de-sac neighborhood. Open concept in the "great room". .. kitchen, dining, and living room open to each other. The attractive fireplace is a beautiful focal point in the living room area. It's a large kitchen with a gas oven & S/R/DW/ Microwave, and an island with counter stools. There are 3 bedrooms, one currently holding the stacked washer and dryer. (they stay) Beautiful hardwood floor covering in the front living room, hallway, and the bedrooms. There is also an attached Florida room (no heat), a big back, open deck, and a covered front porch. It's a good-sized yard with trees and greenery at the far back. One car, deep garage, and a full, ba

Key facts

• Open concept
• Attractive fireplace
• Large kitchen

Tags

• CUL-DE-SAC NEIGHBORHOOD
• OPEN CONCEPT
• ATTRACTIVE FIREPLACE
• LARGE KITCHEN
• ISLAND WITH COUNTER STOOLS
• HARDWOOD FLOOR COVERING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Septic sewer
• Home design: Single-story home; Existing construction; Vinyl siding
• Construction: Block foundation
• Exterior features: Concrete driveway; Cul-de-sac lot; Pie-shaped lot

Interior

• Kitchen: Dishwasher; Free-standing range; Gas oven; Gas range; Microwave; Oven; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Living/Dining room; Pantry; Bedroom on main level; Sunroom / Florida room; Full basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (19.0% below list).
• Recommended offer: $145k (19.2% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 13.3% in Hornell — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#451 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools D, crime F.
• Arkport Central School District (town): math 59% / reading 65% proficiency, ranked #223 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 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).
• This rent runs 30% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.0% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $89k; list at $180k implies a 102% gain — meaningful room to come down on a strong offer.

Recommended offer $145,415 (19.2% 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 1967 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $162,756
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1262 Maple Ct	0.02mi	3/1.0	1,056 (-11%)	9mo	$145,000	$137	73

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

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.37×
• Total profit: $18,511
• Equity at exit: $90,663

10-year hold

• IRR: 8.6%
• Equity multiple: 2.44×
• Total profit: $72,561
• Equity at exit: $147,852

Cash invested: $50,372 (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 14843

• Home prices YoY: 1.9%
• Active inventory: 59
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$328 /mo · $3,942/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-195

Break-even live

Break-even rent $1,705

Max offer price $145,415

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7459 Seneca Rd N Hornell, NY	4.0	1.5	1200	$1,395	$1.16	44d	1	0.38mi

Listing history 9 events

1. 2026-06-16
   status $179,900 Pending 11 DOM
2. 2026-06-15
   days on market $179,900 Active 11 DOM
3. 2026-06-14
   days on market $179,900 Active 9 DOM
4. 2026-06-12
   days on market $179,900 Active 8 DOM
5. 2026-06-09
   days on market $179,900 Active 5 DOM
6. 2026-06-08
   days on market $179,900 Active 4 DOM
7. 2026-06-07
   days on market $179,900 Active 3 DOM
8. 2026-06-05
   remarks 685-char remark
9. 2026-06-05
   listed $179,900 Active 1 DOM

ⓘ 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: $3,942 · $328/mo
• Projected year-2 tax: $3,942 · $328/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 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: $17,493
• − Mortgage interest: −$10,077
• − Property taxes: −$3,942
• − Insurance: −$900
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$5,233
• Taxable loss: −$5,458
• Est. tax savings @ 24.0%: +$1,310
• After-tax cash flow: $-1,033/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: Arkport Central School District
• NCES district ID: 3603240
• Math proficiency: 59% ▲ 4.00%
• Reading proficiency: 65% ▲ 15.00%
• Median HH income: $44,995
• Composite: 52.24/100
• National rank: #1601
• State rank: #223 of 590 in NY

Livability — Hornell

• Score: 70/100
• State rank: #451
• US rank: #7888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Steuben County · 41,193 people
• City population: 12,383
• Metro: Corning, NY
• Population (ZIP): 12,383
• Household income: $57,874
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 415.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Arabic 1% Spanish 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: ▲ 3.95%
• Current HPI: 210.1986
• Rent YoY: —
• Metro: Corning, 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

+102.1% since first listed

2 events — show timeline

• 2026-06-04 Listed $179,900 UNYREIS
• 2009-10-08 Sold (Public Records) $89,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,942 · +23.7% YoY. Source: county tax records.