35 Ransom St · Hornell, NY 14843

$164,900

4 bd · 2.0 ba · 2,403 sqft · SingleFamily public records · 65 Days on market

Built 1900 3,765 sqft lot Est $166k · at est.

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Why this score? — see what drove the B- 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.7/15.0
• Appreciation +7.0/10.0
• 1% rule +6.9/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

You'll be surprised by what's inside!! Beautifully remodeled 4-bedroom home with updated plumbing and electrical throughout! The front entrance walks into the spacious mudroom, ideal for storing shoes and coats! The elegant french doors lead you into a huge living room with high ceilings, refinished original, hardwood floors, and a charming fireplace with Art Deco lighting. From there you will find the very large first-floor bedroom, bathroom, dining room, and eat-in kitchen with lots of natural light. Upstairs holds 3 nicely-sized bedrooms, a full bathroom, and a bonus area that would be perfect as an office or additional living space. There are two spots to choose from for the second-floor washer and dryer! Outside, a roomy deck takes you to the partially fenced-in backyard. Step inside to see if this home is right for you!

Key facts

• Original built-ins
• Decorative fireplace
• Formal dining room

Tags

• ENCLOSED PORCH
• OVERSIZED LIVING ROOM
• DECORATIVE FIREPLACE
• ORIGINAL BUILT-INS
• FORMAL DINING ROOM
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Hornell City School District (town): math 33% / reading 49% proficiency, ranked #519 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.19% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $165,807
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Ransom St	0.00mi	4/2.0	2,403 (0%)	1mo	$165,000	$69	99
17 Adsit Pl	0.09mi	4/1.5	2,320 (-4%)	6mo	$85,000	$37	83
16 Adsit Pl	0.08mi	4/1.5	2,060 (-14%)	15mo	$150,000	$73	58
87 Buffalo St	0.18mi	4/2.0	2,095 (-13%)	22mo	$89,999	$43	52
45 Jane St	0.60mi	4/2.5	2,212 (-8%)	7mo	$185,000	$84	50
50 Sawyer St	0.46mi	5/3.0 (+1)	2,318 (-4%)	17mo	$260,000	$112	49
41 Davenport St	0.66mi	4/2.5	2,516 (+5%)	18mo	$135,000	$54	44
178 Prospect St	0.54mi	4/2.0	2,711 (+13%)	12mo	$106,500	$39	43
114 Genesee St	0.55mi	4/1.0	2,054 (-14%)	18mo	$65,000	$32	31
11 Pearl St	0.58mi	4/2.5	2,763 (+15%)	19mo	$281,000	$102	30

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: 18.1%
• Equity multiple: 2.09×
• Total profit: $50,211
• Equity at exit: $83,104

10-year hold

• IRR: 18.8%
• Equity multiple: 3.99×
• Total profit: $138,247
• Equity at exit: $135,524

Cash invested: $46,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$274 /mo · $3,291/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $343

Break-even live

Break-even rent $1,529

Max offer price $164,900

Occupancy floor 78%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Willow Pl Hornell, NY	4.0	2.0	1726	$2,000	$1.16	43d	1	0.22mi
15 Hakes Ave Unit 102 Hornell, NY	4.0	2.0	2000	$2,195	$1.10	43d	1	0.38mi
58 Elm St Hornell, NY	4.0	2.0	1600	$2,495	$1.56	43d	1	0.55mi

Listing history 7 events

1. 2026-01-22
   status Pending
2. 2025-11-18
   listed $164,900 Active
3. 2023-09-19
   soldstatus $148,400
4. 2023-08-21
   soldstatus $148,400 Closed Sale or Rented 837-char remark

   Show marketing remark (837 chars)

   You'll be surprised by what's inside!! Beautifully remodeled 4-bedroom home with updated plumbing and electrical throughout! The front entrance walks into the spacious mudroom, ideal for storing shoes and coats! The elegant french doors lead you into a huge living room with high ceilings, refinished original, hardwood floors, and a charming fireplace with Art Deco lighting. From there you will find the very large first-floor bedroom, bathroom, dining room, and eat-in kitchen with lots of natural light. Upstairs holds 3 nicely-sized bedrooms, a full bathroom, and a bonus area that would be perfect as an office or additional living space. There are two spots to choose from for the second-floor washer and dryer! Outside, a roomy deck takes you to the partially fenced-in backyard. Step inside to see if this home is right for you!

5. 2023-05-02
   status Pending Sale 837-char remark

   Show marketing remark (837 chars)

   You'll be surprised by what's inside!! Beautifully remodeled 4-bedroom home with updated plumbing and electrical throughout! The front entrance walks into the spacious mudroom, ideal for storing shoes and coats! The elegant french doors lead you into a huge living room with high ceilings, refinished original, hardwood floors, and a charming fireplace with Art Deco lighting. From there you will find the very large first-floor bedroom, bathroom, dining room, and eat-in kitchen with lots of natural light. Upstairs holds 3 nicely-sized bedrooms, a full bathroom, and a bonus area that would be perfect as an office or additional living space. There are two spots to choose from for the second-floor washer and dryer! Outside, a roomy deck takes you to the partially fenced-in backyard. Step inside to see if this home is right for you!

6. 2023-04-11
   historical Continue to Show- Under Contract 837-char remark

   Show marketing remark (837 chars)

   You'll be surprised by what's inside!! Beautifully remodeled 4-bedroom home with updated plumbing and electrical throughout! The front entrance walks into the spacious mudroom, ideal for storing shoes and coats! The elegant french doors lead you into a huge living room with high ceilings, refinished original, hardwood floors, and a charming fireplace with Art Deco lighting. From there you will find the very large first-floor bedroom, bathroom, dining room, and eat-in kitchen with lots of natural light. Upstairs holds 3 nicely-sized bedrooms, a full bathroom, and a bonus area that would be perfect as an office or additional living space. There are two spots to choose from for the second-floor washer and dryer! Outside, a roomy deck takes you to the partially fenced-in backyard. Step inside to see if this home is right for you!

7. 2022-12-06
   listed $149,999 Active 837-char remark

   Show marketing remark (837 chars)

   You'll be surprised by what's inside!! Beautifully remodeled 4-bedroom home with updated plumbing and electrical throughout! The front entrance walks into the spacious mudroom, ideal for storing shoes and coats! The elegant french doors lead you into a huge living room with high ceilings, refinished original, hardwood floors, and a charming fireplace with Art Deco lighting. From there you will find the very large first-floor bedroom, bathroom, dining room, and eat-in kitchen with lots of natural light. Upstairs holds 3 nicely-sized bedrooms, a full bathroom, and a bonus area that would be perfect as an office or additional living space. There are two spots to choose from for the second-floor washer and dryer! Outside, a roomy deck takes you to the partially fenced-in backyard. Step inside to see if this home is right for you!

ⓘ 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: $3,291 · $274/mo
• Projected year-2 tax: $3,291 · $274/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°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: $23,557
• − Mortgage interest: −$9,237
• − Property taxes: −$3,291
• − Insurance: −$824
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$4,797
• Taxable income: $1,639
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $3,724/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: Hornell City School District
• NCES district ID: 3614820
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $40,251
• Composite: 34.33/100
• National rank: #5234
• State rank: #519 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

• Census place: Hornell, NY
• 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

+9.9% since first listed

7 events — show timeline

• 2026-01-22 Pending — UNYREIS
• 2025-11-18 Listed $164,900 UNYREIS
• 2023-09-19 Sold (Public Records) $148,400 Public Records
• 2023-08-21 Sold (MLS) $148,400 UNYREIS
• 2023-05-02 Pending — UNYREIS
• 2023-04-11 Contingent — UNYREIS
• 2022-12-06 Listed $149,999 UNYREIS

Property tax history

+6.0%/yr

Latest (2025): $3,291 · -0.4% YoY. Source: county tax records.