30/30a W William St Unit A · Bath, NY 14810

$85,000

4 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 98 Days on market

Built 1900 6,098 sqft lot $49/sqft · 15% below area Est $99k · 15% under ↓ 11% since listing

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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 +29.5/30.0
• ARV discount +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 6-bedroom, 2-bath home in the charming village of [Village Name]. With 1,728 sq ft, this home offers a bedroom and bathroom on each level, providing versatile living for families or multi-generational needs. While this is a fixer-upper, it’s brimming with potential—offering a brand-new bathroom downstairs, used just once, and a great layout for customization. The roof, though nearly 20 years old, is in excellent shape. Situated in a peaceful village close to local amenities, this home is just waiting for your personal touch.

Key facts

• Great layout
• Peaceful village
• Brand-new bathroom

Tags

• BRAND-NEW BATHROOM
• GREAT LAYOUT
• PEACEFUL VILLAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.6% in Bath — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#533 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime D-, amenities F.
• Bath Central School District (town): math 38% / reading 44% proficiency, ranked #522 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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: 1.49% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 5.6

CMA / ARV

• ARV (median comp): $99,454
• List price: $85,000
• Delta: -14.53%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Howell St	0.04mi	3/1.0 (-1)	1,600 (-7%)	13mo	$95,000	$59	70
14 Rumsey St	0.47mi	4/2.0	1,736 (+0%)	12mo	$72,000	$41	64
7 Chestnut St	0.44mi	3/1.0 (-1)	1,560 (-10%)	2mo	$35,000	$22	57
20 Lyon St	0.51mi	4/1.5	1,594 (-8%)	6mo	$145,000	$91	56
17 Geneva St	0.43mi	4/2.5	1,712 (-1%)	21mo	$150,000	$88	55
105 Cruger St	0.21mi	3/2.5 (-1)	1,860 (+8%)	18mo	$95,700	$51	51
127 E Washington St	0.45mi	3/1.0 (-1)	1,620 (-6%)	17mo	$116,000	$72	49
206 W Washington St	0.28mi	4/1.0	1,470 (-15%)	18mo	$129,900	$88	47
202 Haverling St	0.56mi	3/2.0 (-1)	1,800 (+4%)	14mo	$147,500	$82	47
318 E Washington St	0.74mi	4/3.0	1,760 (+2%)	13mo	$175,779	$100	43
258 Mcmaster St	0.71mi	3/2.0 (-1)	1,500 (-13%)	2mo	$233,000	$155	34
205 East William St	0.58mi	3/1.5 (-1)	1,476 (-15%)	12mo	$185,000	$125	32

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $5,759
• Equity at exit: $12,674

10-year hold

• IRR: 15.6%
• Equity multiple: 2.28×
• Total profit: $30,398
• Equity at exit: $7,349

Cash invested: $23,800 (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 14810

• Home prices YoY: -18.8%
• Active inventory: 67
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $305

Break-even live

Break-even rent $877

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 98 DOM
2. 2026-06-17
   days on market $85,000 Active 97 DOM
3. 2026-06-16
   days on market $85,000 Active 96 DOM
4. 2026-06-15
   days on market $85,000 Active 95 DOM
5. 2026-06-13
   days on market $85,000 Active 93 DOM
6. 2026-06-12
   days on market $85,000 Active 92 DOM
7. 2026-06-09
   days on market $85,000 Active 89 DOM
8. 2026-06-08
   days on market $85,000 Active 88 DOM
9. 2026-06-07
   days on market $85,000 Active 87 DOM
10. 2026-06-07
    days on market $85,000 Active 86 DOM
11. 2026-06-04
    days on market $85,000 Active 83 DOM
12. 2026-06-02
    days on market $85,000 Active 82 DOM
13. 2026-06-01
    days on market $85,000 Active 81 DOM
14. 2026-05-31
    days on market $85,000 Active 80 DOM
15. 2026-05-03
    price $85,000 567-char remark

    Show marketing remark (567 chars)

    Welcome to this spacious 6-bedroom, 2-bath home in the charming village of [Village Name]. With 1,728 sq ft, this home offers a bedroom and bathroom on each level, providing versatile living for families or multi-generational needs. While this is a fixer-upper, it’s brimming with potential—offering a brand-new bathroom downstairs, used just once, and a great layout for customization. The roof, though nearly 20 years old, is in excellent shape. Situated in a peaceful village close to local amenities, this home is just waiting for your personal touch.

16. 2026-03-12
    listed $95,000 Active 567-char remark

    Show marketing remark (567 chars)

    Welcome to this spacious 6-bedroom, 2-bath home in the charming village of [Village Name]. With 1,728 sq ft, this home offers a bedroom and bathroom on each level, providing versatile living for families or multi-generational needs. While this is a fixer-upper, it’s brimming with potential—offering a brand-new bathroom downstairs, used just once, and a great layout for customization. The roof, though nearly 20 years old, is in excellent shape. Situated in a peaceful village close to local amenities, this home is just waiting for your personal touch.

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $2,536 · $211/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 ≥92°F today · 17 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: $15,157
• − Mortgage interest: −$4,761
• − Property taxes: −$2,536
• − Insurance: −$425
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,473
• Taxable income: $2,537
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,055/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: Bath Central School District
• NCES district ID: 3604050
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 44% ▲ 8.00%
• Median HH income: $38,973
• Composite: 34.25/100
• National rank: #5254
• State rank: #522 of 590 in NY

Livability — Bath

• Score: 68/100
• State rank: #533
• US rank: #9644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bath, NY
• Population (ZIP): 11,412

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 (94%)
• Race & ethnicity: White 94% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▼ -44.58%
• Current HPI: 193.0727
• 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

-10.5% since first listed

2 events — show timeline

• 2026-05-03 Price Changed $85,000 UNYREIS
• 2026-03-12 Listed $95,000 UNYREIS

Property tax history

+4.4%/yr

Latest (2025): $2,536 · +2.9% YoY. Source: county tax records.