14443 Meade St · Fair Haven, NY 13156

$179,900

2 bd · 1.5 ba · 1,098 sqft · SingleFamily public records · 178 Days on market

Built 1979 0.89 ac lot $164/sqft · 21% below area Est $228k · 21% under ↓ 5% since listing

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +9.3/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This easy to maintain 2 bedroom ranch/1 full bath is waiting for you. Open concept-kitchen-dining-living room. Beautiful sunroom across the back of the home-escape and relax! Enclosed front porch. Basement does have an additional full bath that is sold "as is". Stove and HW tank are propane. Added BONUS- this home is a few minutes away from Fair Haven Beach State Park. Sheds are sold "as is". Pool will not be opened - all necessary equipment is present.

Key facts

• Beautiful sunroom
• Enclosed front porch
• 0.89 acre lot

Tags

• BEAUTIFUL SUNROOM
• ENCLOSED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#881 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D-, crime D-, amenities F.
• Red Creek Central School District (rural): math 45% / reading 52% proficiency, ranked #415 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (8.6% local appreciation)).
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1979 — 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 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: 1.44% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.45%
• DSCR: 1.82
• GRM: 5.8

CMA / ARV

• ARV (median comp): $227,855
• List price: $179,900
• Delta: -21.05%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Avery St	0.48mi	3/1.5 (+1)	1,104 (+0%)	9mo	$162,000	$147	64

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

Projected returns pro-forma

8.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.58×
• Total profit: $130,102
• Equity at exit: $143,706

10-year hold

• IRR: 31.3%
• Equity multiple: 7.78×
• Total profit: $341,439
• Equity at exit: $292,237

Cash invested: $50,372 (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 13156

• Home prices YoY: 2.4%
• Active inventory: 22
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,585 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$249 /mo · $2,987/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $775

Break-even live

Break-even rent $1,604

Max offer price $179,900

Occupancy floor 65%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $179,900 Active 178 DOM
2. 2026-06-17
   days on market $179,900 Active 177 DOM
3. 2026-06-16
   days on market $179,900 Active 176 DOM
4. 2026-06-15
   days on market $179,900 Active 175 DOM
5. 2026-06-13
   days on market $179,900 Active 173 DOM
6. 2026-06-12
   days on market $179,900 Active 172 DOM
7. 2026-06-09
   days on market $179,900 Active 169 DOM
8. 2026-06-09
   remarks 539-char remark
9. 2026-06-08
   days on market $179,900 Active 168 DOM
10. 2026-06-07
    days on market $179,900 Active 167 DOM
11. 2026-06-07
    days on market $179,900 Active 166 DOM
12. 2026-06-04
    days on market $179,900 Active 163 DOM
13. 2026-06-02
    days on market $179,900 Active 162 DOM
14. 2026-06-01
    days on market $179,900 Active 161 DOM
15. 2026-05-31
    days on market $179,900 Active 160 DOM
16. 2026-05-16
    price $179,900 477-char remark

    Show marketing remark (477 chars)

    This easy to maintain 2 bedroom ranch/1 full bath is waiting for you. Open concept-kitchen-dining-living room. Beautiful sunroom across the back of the home-escape and relax! Enclosed front porch. Basement does have an additional full bath that is sold "as is". Stove and HW tank are propane. Added BONUS- this home is a few minutes away from Fair Haven Beach State Park. Sheds are sold "as is". Pool will not be opened - all necessary equipment is present.

17. 2026-05-01
    status Active 477-char remark

    Show marketing remark (477 chars)

    This easy to maintain 2 bedroom ranch/1 full bath is waiting for you. Open concept-kitchen-dining-living room. Beautiful sunroom across the back of the home-escape and relax! Enclosed front porch. Basement does have an additional full bath that is sold "as is". Stove and HW tank are propane. Added BONUS- this home is a few minutes away from Fair Haven Beach State Park. Sheds are sold "as is". Pool will not be opened - all necessary equipment is present.

18. 2025-11-24
    listed $189,900 Active 477-char remark

    Show marketing remark (477 chars)

    This easy to maintain 2 bedroom ranch/1 full bath is waiting for you. Open concept-kitchen-dining-living room. Beautiful sunroom across the back of the home-escape and relax! Enclosed front porch. Basement does have an additional full bath that is sold "as is". Stove and HW tank are propane. Added BONUS- this home is a few minutes away from Fair Haven Beach State Park. Sheds are sold "as is". Pool will not be opened - all necessary equipment is present.

ⓘ 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: $2,987 · $249/mo
• Projected year-2 tax: $3,014 · $251/mo
• Expected delta: +$26/yr (+$2/mo · 0.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,016
• − Mortgage interest: −$10,077
• − Property taxes: −$2,987
• − Insurance: −$900
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$5,233
• Taxable income: $6,855
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $7,649/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: Red Creek Central School District
• NCES district ID: 3624210
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $48,249
• Composite: 41.35/100
• National rank: #3495
• State rank: #415 of 590 in NY

Livability — Fair Haven

• Score: 62/100
• State rank: #881
• US rank: #17161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Haven, NY
• Population (ZIP): 2,108

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2%
• Common ancestry: Lithuanian 7% Slovak 5% Iranian 5%
• Foreign-born: 4%
• Languages at home: 95% English-only · Other Indo-European 5%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.57%
• Current HPI: 372.8237
• 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

-5.3% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $179,900 UNYREIS
• 2026-05-01 Relisted — UNYREIS
• 2025-11-24 Listed $189,900 UNYREIS

Property tax history

+3.2%/yr

Latest (2025): $2,987 · +9.7% YoY. Source: county tax records.