19 W Hazel St · Corning, NY 14830

$180,000

3 bd · 1.5 ba · 1,722 sqft · SingleFamily public records · 173 Days on market

Built 1898 5,112 sqft lot Est $181k · at est.

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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 +19.1/30.0
• ARV discount +7.7/15.0
• DSCR +6.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained move in ready home with off street parking, over sized one car garage with a brand new garage door opener. Large kitchen with plenty of counter space, large island & lots of cabinets (appliances stay), 1/2 bath & new hickory floors installed on main level. 3 nice sized bedrooms upstairs with a huge full bath with separate shower stall & tub/shower combo (tub/shower combo recently redone by "Bath Fitter"). Vinyl siding & windows, 200 AMP service, newer roof & furnace make this the full package!

Key facts

• Functional kitchen
• Extra storage
• Full bathroom

Tags

• MOVE IN READY
• SPACIOUS LIVING ROOM
• FUNCTIONAL KITCHEN
• FULL BATHROOM
• EXTRA STORAGE
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $178k (1.0% below list).
• Recommended offer: $158k (12.0% 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; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 173 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $88k; list at $180k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — 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 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?
6. 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.
7. 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.
8. 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: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $180,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 W Hazel St	0.00mi	3/2.0	1,722 (0%)	1mo	$180,000	$105	97
184 Sly Ave	0.05mi	3/2.0	1,740 (+1%)	3mo	$40,000	$23	92
156 Princeton Ave	0.22mi	3/1.5	1,660 (-4%)	0mo	$235,000	$142	84
14 Elm St	0.04mi	3/1.0	1,592 (-8%)	7mo	$138,000	$87	77
67 Perry Ave	0.21mi	2/1.5 (-1)	1,832 (+6%)	1mo	$55,000	$30	74
117 Reynolds Ave	0.44mi	3/1.5	1,619 (-6%)	0mo	$225,000	$139	69
307 Princeton Avenue Ext	0.46mi	3/1.0	1,644 (-4%)	2mo	$193,500	$118	67
258 Sly Ave	0.17mi	3/2.0	1,507 (-12%)	5mo	$90,000	$60	65
148 W Pulteney St	0.37mi	4/2.0 (+1)	1,585 (-8%)	5mo	$60,000	$38	58
229 Cutler Ave	0.70mi	3/1.5	1,822 (+6%)	5mo	$179,000	$98	53
174 Fuller Ave	0.59mi	3/1.0	1,568 (-9%)	7mo	$180,000	$115	50
10 Corning Blvd	0.75mi	4/2.5 (+1)	1,804 (+5%)	5mo	$245,000	$136	44

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-16,953
• Equity at exit: $26,839

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $993
• Equity at exit: $15,563

Cash invested: $50,400 (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: $1,782 high
• Mortgage (P&I): −$944
• Tax from tax record: −$197 /mo · $2,368/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $192

Break-even live

Break-even rent $1,540

Max offer price $180,000

Occupancy floor 84%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 Princeton Ave Corning, NY	3.0	1.0	1504	$1,500	$1.00	43d	1	0.32mi
209 Oneida Pl Corning, NY	3.0	1.5	1200	$2,000	$1.67	43d	1	0.47mi
137 Field St Corning, NY	2.0–3.0	1.0	1125	$1,345	$1.20	43d	3	0.86mi
171 E 1st St Corning, NY	3.0	2.5	1569	$3,352	$2.14	43d	1	1.24mi
265 Denison Pkwy E Corning, NY	1.0–2.0	1.0	910	$1,495	$1.64	43d	1	1.36mi

Listing history 13 events

1. 2026-04-30
   status Pending
2. 2026-03-28
   historical Active Under Contract
3. 2025-11-08
   listed $180,000 Active
4. 2025-02-14
   soldstatus $87,900
5. 2021-01-12
   soldstatus $130,745
6. 2020-12-30
   soldstatus $130,745 554-char remark

   Show marketing remark (554 chars)

   Well maintained move in ready home with off street parking, over sized one car garage with a brand new garage door opener. Large kitchen with plenty of counter space, large island & lots of cabinets (appliances stay), 1/2 bath & new hickory floors installed on main level. 3 nice sized bedrooms upstairs with a huge full bath with separate shower stall & tub/shower combo (tub/shower combo recently redone by "Bath Fitter"). Vinyl siding & windows, 200 AMP service, newer roof & furnace make this the full package!

7. 2020-09-14
   listed $132,000 554-char remark

   Show marketing remark (554 chars)

   Well maintained move in ready home with off street parking, over sized one car garage with a brand new garage door opener. Large kitchen with plenty of counter space, large island & lots of cabinets (appliances stay), 1/2 bath & new hickory floors installed on main level. 3 nice sized bedrooms upstairs with a huge full bath with separate shower stall & tub/shower combo (tub/shower combo recently redone by "Bath Fitter"). Vinyl siding & windows, 200 AMP service, newer roof & furnace make this the full package!

8. 2017-08-07
   soldstatus $115,000
9. 2017-07-31
   soldstatus $115,000 457-char remark

   Show marketing remark (457 chars)

   Well kept home in a quiet neighborhood with off street parking. Features a newer huge open kitchen with all kinds of special draws, counter space and lighting. 1/2 bath on main level. 3 Large bedrooms up. 1 car oversized garage with a nice private yard. This home is ready to move ii with a fresh feel throughout. Fiber optic cable installed. Newer roof, furnace, 200 amp and all the updates you need to move in and enjoy no work. Vinyl siding and windows.

10. 2017-05-31
    listed $119,900 457-char remark

    Show marketing remark (457 chars)

    Well kept home in a quiet neighborhood with off street parking. Features a newer huge open kitchen with all kinds of special draws, counter space and lighting. 1/2 bath on main level. 3 Large bedrooms up. 1 car oversized garage with a nice private yard. This home is ready to move ii with a fresh feel throughout. Fiber optic cable installed. Newer roof, furnace, 200 amp and all the updates you need to move in and enjoy no work. Vinyl siding and windows.

11. 2001-09-04
    soldstatus $52,000
12. 2001-08-02
    soldstatus $52,000
13. 2000-08-01
    listed $58,000

ⓘ 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: $2,368 · $197/mo
• Projected year-2 tax: $2,705 · $225/mo
• Expected delta: +$337/yr (+$28/mo · 14.2%)

ⓘ 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 3/10 Moderate 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $21,386
• − Mortgage interest: −$10,083
• − Property taxes: −$2,368
• − Insurance: −$900
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$5,236
• Taxable loss: −$623
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,449/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

+210.3% since first listed

13 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-03-28 Contingent — UNYREIS
• 2025-11-08 Listed $180,000 UNYREIS
• 2025-02-14 Sold (Public Records) $87,900 Public Records
• 2021-01-12 Sold (Public Records) $130,745 Public Records
• 2020-12-30 Sold (MLS) $130,745 UNYREIS
• 2020-09-14 Listed $132,000 UNYREIS
• 2017-08-07 Sold (Public Records) $115,000 Public Records
• 2017-07-31 Sold (MLS) $115,000 UNYREIS
• 2017-05-31 Listed $119,900 UNYREIS
• 2001-09-04 Sold (Public Records) $52,000 Public Records
• 2001-08-02 Sold (MLS) $52,000 UNYREIS
• 2000-08-01 Listed $58,000 UNYREIS

Property tax history

+0.2%/yr

Latest (2025): $2,368 · -37.5% YoY. Source: county tax records.