236 E Pulteney St · Corning, NY 14830

$200,000

4 bd · 2.0 ba · 1,370 sqft · SingleFamily public records · 23 Days on market

Built 1950 5,663 sqft 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.6/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A rare find. .. four bedrooms and two full baths for less than $150,000. The floor plan has been opened up and the feel of the house is modern. Both bathrooms are in good shape and the bedrooms on the upper level are spacious. One has an extra storage room that could be finished for even more living space. There is room in the basement for a workshop with outside access directly from this level. Outside, the lawn is smaller and low maintenance with a rear deck and a carport. Located in the Houghton Plot, within easy walking distance to Market Street, Corning, Inc. , or the Corning Credit Union.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached garage; 1 garage space; Carport
• Utilities: Public water connected; Sewer connected; Cable available
• Home design: Single-story; Vinyl siding; Resale property
• Construction: Block foundation; Vinyl siding construction; Existing (previously built)
• Exterior features: Blacktop driveway; Deck; Corner lot; Irregular lot

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile; Varied flooring
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Kitchen and family room combined; Bedroom on main level; Full basement
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 87/100 on livability (#14 in NY, #334 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: employment D.
• Corning City School District (town): math 44% / reading 53% proficiency, ranked #406 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 4 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 35% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $138k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.06% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $132,890
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Roosevelt St	0.19mi	3/2.0 (-1)	1,448 (+6%)	6mo	$212,550	$147	71
182 E Pulteney St	0.15mi	3/1.5 (-1)	1,565 (+14%)	9mo	$195,000	$125	55
174 North Pl	0.17mi	3/1.0 (-1)	1,545 (+13%)	10mo	$199,000	$129	53
272 Decatur St	0.65mi	3/1.0 (-1)	1,309 (-4%)	3mo	$100,000	$76	51
228 Sly Ave	0.74mi	3/1.5 (-1)	1,368 (-0%)	13mo	$113,000	$83	48
190 Bridge St	0.61mi	3/1.5 (-1)	1,439 (+5%)	13mo	$139,500	$97	45
257 Bridge St	0.71mi	3/1.5 (-1)	1,456 (+6%)	6mo	$72,750	$50	45
10 Elm St	0.67mi	3/1.0 (-1)	1,477 (+8%)	11mo	$137,500	$93	38
211 Sly Ave	0.74mi	3/2.0 (-1)	1,322 (-4%)	21mo	$105,000	$79	37
60 W William St	0.73mi	3/1.0 (-1)	1,179 (-14%)	10mo	$120,000	$102	25

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-19,182
• Equity at exit: $29,821

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $568
• Equity at exit: $17,292

Cash invested: $56,000 (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 14830

• Active inventory: 106
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$339 /mo · $4,068/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $206

Break-even live

Break-even rent $1,862

Max offer price $200,000

Occupancy floor 85%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 E 1st St Corning, NY	3.0	2.5	1569	$3,352	$2.14	43d	1	0.80mi
247 Princeton Ave Corning, NY	3.0	1.0	1504	$1,500	$1.00	43d	1	1.00mi
209 Oneida Pl Corning, NY	3.0	1.5	1200	$2,000	$1.67	43d	1	1.14mi
137 Field St Corning, NY	2.0–3.0	1.0	1125	$1,345	$1.20	43d	3	1.29mi

Listing history 25 events

1. 2026-06-19
   days on market $200,000 Active 23 DOM
2. 2026-06-18
   days on market $200,000 Active 22 DOM
3. 2026-06-17
   days on market $200,000 Active 21 DOM
4. 2026-06-16
   days on market $200,000 Active 20 DOM
5. 2026-06-15
   days on market $200,000 Active 19 DOM
6. 2026-06-14
   days on market $200,000 Active 17 DOM
7. 2026-06-12
   days on market $200,000 Active 16 DOM
8. 2026-06-09
   days on market $200,000 Active 13 DOM
9. 2026-06-08
   days on market $200,000 Active 12 DOM
10. 2026-06-07
    days on market $200,000 Active 11 DOM
11. 2026-06-05
    days on market $200,000 Active 8 DOM
12. 2026-06-03
    days on market $200,000 Active 7 DOM
13. 2026-06-02
    days on market $200,000 Active 6 DOM
14. 2026-06-01
    days on market $200,000 Active 5 DOM
15. 2026-05-31
    days on market $200,000 Active 4 DOM
16. 2026-05-30
    days on market $200,000 Active 3 DOM
17. 2026-05-27
    listed $200,000 Active
18. 2021-12-09
    soldstatus $138,000
19. 2021-11-29
    soldstatus $138,000 601-char remark

    Show marketing remark (601 chars)

    A rare find. .. four bedrooms and two full baths for less than $150,000. The floor plan has been opened up and the feel of the house is modern. Both bathrooms are in good shape and the bedrooms on the upper level are spacious. One has an extra storage room that could be finished for even more living space. There is room in the basement for a workshop with outside access directly from this level. Outside, the lawn is smaller and low maintenance with a rear deck and a carport. Located in the Houghton Plot, within easy walking distance to Market Street, Corning, Inc. , or the Corning Credit Union.

20. 2021-09-09
    listed $149,900 601-char remark

    Show marketing remark (601 chars)

    A rare find. .. four bedrooms and two full baths for less than $150,000. The floor plan has been opened up and the feel of the house is modern. Both bathrooms are in good shape and the bedrooms on the upper level are spacious. One has an extra storage room that could be finished for even more living space. There is room in the basement for a workshop with outside access directly from this level. Outside, the lawn is smaller and low maintenance with a rear deck and a carport. Located in the Houghton Plot, within easy walking distance to Market Street, Corning, Inc. , or the Corning Credit Union.

21. 2015-09-08
    soldstatus $108,000
22. 2015-08-31
    soldstatus $108,000 312-char remark

    Show marketing remark (312 chars)

    They say Cape Cods are charming and this home proves just why they say that! Beautiful New Hardwood Floors, two full baths, good size eat-in kitchen, carport, new deck, basement with walk-out all freshly painted. Rec room in the basement. Four bedrooms; just as cute as can be. Roof 3-4 years old, MOVE-In READY!

23. 2015-04-13
    listed $118,900 312-char remark

    Show marketing remark (312 chars)

    They say Cape Cods are charming and this home proves just why they say that! Beautiful New Hardwood Floors, two full baths, good size eat-in kitchen, carport, new deck, basement with walk-out all freshly painted. Rec room in the basement. Four bedrooms; just as cute as can be. Roof 3-4 years old, MOVE-In READY!

24. 2015-04-13
    historical

    Show marketing remark (312 chars)

    They say Cape Cods are charming and this home proves just why they say that! Beautiful New Hardwood Floors, two full baths, good size eat-in kitchen, carport, new deck, basement with walk-out all freshly painted. Rec room in the basement. Four bedrooms; just as cute as can be. Roof 3-4 years old, MOVE-In READY!

25. 2014-09-02
    listed $127,900

ⓘ 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: $4,068 · $339/mo
• Projected year-2 tax: $4,068 · $339/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 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,480
• − Mortgage interest: −$11,203
• − Property taxes: −$4,068
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$5,818
• Taxable loss: −$686
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $2,640/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: Corning City School District
• NCES district ID: 3608400
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 53% ▲ 4.00%
• Median HH income: $53,042
• Composite: 41.8/100
• National rank: #3392
• State rank: #406 of 590 in NY

Livability — Corning

• Score: 87/100
• State rank: #14
• US rank: #334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corning, NY
• County: Steuben County · 41,193 people
• City population: 19,015
• Metro: Corning, NY
• Population (ZIP): 19,015
• Household income: $73,263
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 565.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Asian/Pacific 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: ▼ -94.59%
• Current HPI: 173.9857
• 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

+56.4% since first listed

9 events — show timeline

• 2026-05-27 Listed $200,000 UNYREIS
• 2021-12-09 Sold (Public Records) $138,000 Public Records
• 2021-11-29 Sold (MLS) $138,000 UNYREIS
• 2021-09-09 Listed $149,900 UNYREIS
• 2015-09-08 Sold (Public Records) $108,000 Public Records
• 2015-08-31 Sold (MLS) $108,000 UNYREIS
• 2015-04-13 Listing Removed — UNYREIS
• 2015-04-13 Listed $118,900 UNYREIS
• 2014-09-02 Listed $127,900 UNYREIS

Property tax history

+3.3%/yr

Latest (2025): $4,068 · -1.9% YoY. Source: county tax records.