4 High St · Corning, NY 14830

$195,000

3 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 3 Days on market

Built 1942 6,000 sqft lot Est $140k · 39% 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 +17.0/30.0
• DSCR +5.3/10.0
• 1% rule +4.9/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Houghton Plot Cape renovated to perfection! New kitchen aesthetic w/ natural tones of granite counter tops, shaker-style cabinets, and an oversized island! Newly constructed master bedroom that offers ample space including a walk-in closet with natural lighting. Walk outside and enjoy the privacy of the newly fenced-in backyard. Close to local attractions! Being sold "as is".

Key facts

• Renovated kitchen
• New roof
• Dry basement

Tags

• RENOVATED KITCHEN
• NATURAL HARDWOOD FLOORS
• NEW ROOF
• 200 AMP ELECTRICAL SERVICE
• DRY BASEMENT
• NEWLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story home; Resale property; Vinyl siding
• Construction: Vinyl siding exterior; Block foundation; Existing (previously built) structure
• Exterior features: Blacktop driveway; Fully fenced yard; Located on a cul-de-sac; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Window and wall cooling units
• Interior features: Ceiling fans; Granite counters; Kitchen island; Open living/dining area; Window treatments (drapes)
• Laundry & utility: Washer and dryer; Laundry located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (0.5% below list).
• Recommended offer: $194k (0.5% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 32% 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,982 (0.5% below list)

Questions for the listing agent

1. Built in 1942 — 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. 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?
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: 0.99% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $140,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Wilson	0.36mi	2/1.0 (-1)	1,296 (-6%)	2mo	$166,000	$128	67
46 Roosevelt St	0.34mi	3/2.0	1,448 (+5%)	6mo	$212,550	$147	66
272 Decatur St	0.51mi	3/1.0	1,309 (-5%)	3mo	$100,000	$76	66
174 North Pl	0.12mi	3/1.0	1,545 (+12%)	10mo	$199,000	$129	65
182 E Pulteney St	0.06mi	3/1.5	1,565 (+14%)	9mo	$195,000	$125	65
25 Fero Ave	0.32mi	2/2.0 (-1)	1,449 (+5%)	6mo	$110,000	$76	63
22 Thorn St	0.72mi	3/1.5	1,366 (-1%)	7mo	$128,865	$94	57
257 Bridge St	0.57mi	3/1.5	1,456 (+6%)	6mo	$72,750	$50	57
162 Princeton Ave	0.74mi	3/1.0	1,443 (+5%)	10mo	$250,000	$173	49
258 Sly Ave	0.64mi	3/2.0	1,507 (+10%)	5mo	$90,000	$60	46
180 Sly Ave	0.55mi	2/1.0 (-1)	1,205 (-12%)	9mo	$80,000	$66	42
60 W William St	0.61mi	3/1.0	1,179 (-14%)	10mo	$120,000	$102	40

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-23,074
• Equity at exit: $29,075

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-8,946
• Equity at exit: $16,860

Cash invested: $54,600 (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 14830

• Active inventory: 106
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$296 /mo · $3,549/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $133

Break-even live

Break-even rent $1,772

Max offer price $195,000

Occupancy floor 88%

Sensitivity live

Price	-10% $243	-5% $188	+0% $133	+5% $78	+10% $22
Rent	-10% $-20	-5% $56	+0% $133	+5% $210	+10% $286
Rate	-1.0pp $231	-0.5pp $182	base $133	+0.5pp $82	+1.0pp $31

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 E Market St Unit 2 Corning, NY	2.0	1.0	1044	$2,200	$2.11	44d	1	0.65mi
171 E 1st St Corning, NY	3.0	2.5	1569	$3,352	$2.14	44d	1	0.83mi
247 Princeton Ave Corning, NY	3.0	1.0	1504	$1,500	$1.00	44d	1	0.86mi
265 Denison Pkwy E Corning, NY	1.0–2.0	1.0	910	$1,495	$1.64	44d	1	0.87mi
209 Oneida Pl Corning, NY	3.0	1.5	1200	$2,000	$1.67	44d	1	0.99mi
137 Field St Corning, NY	2.0–3.0	1.0	1125	$1,345	$1.20	44d	3	1.15mi

Listing history 4 events

1. 2026-06-19
   days on market $195,000 Active 3 DOM
2. 2026-06-18
   days on market $195,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $195,000 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: $3,549 · $296/mo
• Projected year-2 tax: $3,549 · $296/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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,278
• − Mortgage interest: −$10,923
• − Property taxes: −$3,549
• − Insurance: −$975
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$5,673
• Taxable loss: −$1,566
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $1,970/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

+186.8% since first listed

11 events — show timeline

• 2026-06-16 Listed $195,000 UNYREIS
• 2023-12-19 Sold (Public Records) $170,000 Public Records
• 2023-12-06 Sold (MLS) $170,000 UNYREIS
• 2023-08-16 Listed $175,000 UNYREIS
• 2022-07-27 Sold (Public Records) $137,000 Public Records
• 2022-07-25 Sold (MLS) $137,000 UNYREIS
• 2022-06-20 Listed $137,000 UNYREIS
• 2016-12-05 Sold (Public Records) $105,000 Public Records
• 2016-12-02 Sold (MLS) $105,000 UNYREIS
• 2016-10-04 Listed $114,900 UNYREIS
• 2001-08-10 Sold (Public Records) $68,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,549 · -7.6% YoY. Source: county tax records.