5058 Barrett Rd · Bath, NY 14819

$229,000

2 bd · 1.5 ba · 2,148 sqft · SingleFamily public records · 54 Days on market

Built 1970 1.88 ac lot $107/sqft · 21% below area Est $290k · 21% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.6/30.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Hunters dream! 51.10 acres approx. 38 acres wooded. Raised ranch home with 4bed 1and 1/2 bath with a finished basement. Unfortunately the residence is in desperate need of some love to make it livable and beautiful again. Estate selling as is. Has lots of potential for the right person willing to put the Work in! On 2 tax maps,

Key facts

• Existing barn
• Adjoining 49 acres
• Private covered deck

Tags

• RAISED RANCH STYLE HOME
• PRIVATE COVERED DECK
• FINISHED LOWER LEVEL
• LOW MAINTENANCE METAL ROOF
• ADJOINING 49 ACRES
• EXISTING BARN

Property features AI

Finance

• Other: Lot is approximately 1.88 acres; Lot features include agricultural, irregular shape, wooded; Frontage approximately 100 feet on a main thoroughfare; Horses allowed

Exterior

• Parking: Attached garage; 4 garage spaces; Garage with electricity, workshop area and garage door opener
• Utilities: Circuit breaker electrical service; Well water; Septic tank
• Home design: Single-story home; Existing construction
• Construction: Metal roof; Vinyl siding; Block foundation; Attic/crawl hatchway(s) insulated; Built as existing (resale)
• Exterior features: Gravel driveway; Private yard; Covered porch; Porch; Waterfront on Helmer Creek with river/stream access; See remarks

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Water softener (owned)
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate; Luxury vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Electric heating; Zoned heating and cooling; Baseboard heating
• Interior features: Ceiling fans; Eat-in kitchen; Pull-down attic stairs; Workshop; Thermal windows
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (37.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (37.6% below list).
• Recommended offer: $143k (37.6% below list) — sets the bar for 1% rule.

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: 9 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $140k; list at $229k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $142,879 (37.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.62% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.03%
• DSCR: 0.60
• GRM: 13.4

CMA / ARV

• ARV (median comp): $290,262
• List price: $229,000
• Delta: -21.11%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.47×
• Total profit: $94,041
• Equity at exit: $206,301

10-year hold

• IRR: 16.8%
• Equity multiple: 5.70×
• Total profit: $301,169
• Equity at exit: $444,897

Cash invested: $64,120 (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 14819

• Home prices YoY: 3.6%
• Active inventory: 9
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$315 /mo · $3,777/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-482

Break-even live

Break-even rent $2,039

Max offer price $143,801

Occupancy floor —

Sensitivity live

Price	-10% $-353	-5% $-417	+0% $-482	+5% $-547	+10% $-612
Rent	-10% $-595	-5% $-539	+0% $-482	+5% $-426	+10% $-369
Rate	-1.0pp $-367	-0.5pp $-424	base $-482	+0.5pp $-542	+1.0pp $-602

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $229,000 Active 54 DOM
2. 2026-06-18
   days on market $229,000 Active 52 DOM
3. 2026-06-17
   days on market $229,000 Active 51 DOM
4. 2026-06-16
   days on market $229,000 Active 50 DOM
5. 2026-06-15
   days on market $229,000 Active 49 DOM
6. 2026-06-13
   days on market $229,000 Active 47 DOM
7. 2026-06-12
   days on market $229,000 Active 46 DOM
8. 2026-06-09
   days on market $229,000 Active 43 DOM
9. 2026-06-08
   days on market $229,000 Active 42 DOM
10. 2026-06-07
    days on market $229,000 Active 41 DOM
11. 2026-06-07
    days on market $229,000 Active 40 DOM
12. 2026-06-04
    days on market $229,000 Active 37 DOM
13. 2026-06-02
    days on market $229,000 Active 36 DOM
14. 2026-06-01
    days on market $229,000 Active 35 DOM
15. 2026-05-31
    days on market $229,000 Active 34 DOM
16. 2026-05-12
    price $229,000 1667-char remark
17. 2026-04-27
    listed $239,000 Active 1667-char remark
18. 2024-05-16
    soldstatus $140,000
19. 2024-05-03
    soldstatus $140,000 329-char remark

    Show marketing remark (329 chars)

    Hunters dream! 51.10 acres approx. 38 acres wooded. Raised ranch home with 4bed 1and 1/2 bath with a finished basement. Unfortunately the residence is in desperate need of some love to make it livable and beautiful again. Estate selling as is. Has lots of potential for the right person willing to put the Work in! On 2 tax maps,

20. 2024-02-02
    listed $170,000 329-char remark

    Show marketing remark (329 chars)

    Hunters dream! 51.10 acres approx. 38 acres wooded. Raised ranch home with 4bed 1and 1/2 bath with a finished basement. Unfortunately the residence is in desperate need of some love to make it livable and beautiful again. Estate selling as is. Has lots of potential for the right person willing to put the Work in! On 2 tax maps,

ⓘ 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: $3,777 · $315/mo
• Projected year-2 tax: $3,823 · $319/mo
• Expected delta: +$47/yr (+$4/mo · 1.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 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: $17,145
• − Mortgage interest: −$12,828
• − Property taxes: −$3,777
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$6,662
• Taxable loss: −$10,009
• Est. tax savings @ 24.0%: +$2,402
• After-tax cash flow: $-3,385/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

• Population (ZIP): 633

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 (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Polish 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 93% English-only · German/W. Germanic 7%

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: ▲ 12.20%
• Current HPI: 347.3685
• 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

+34.7% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $229,000 UNYREIS
• 2026-04-27 Listed $239,000 UNYREIS
• 2024-05-16 Sold (Public Records) $140,000 Public Records
• 2024-05-03 Sold (MLS) $140,000 UNYREIS
• 2024-02-02 Listed $170,000 UNYREIS

Property tax history

-1.2%/yr

Latest (2025): $3,777 · +5.1% YoY. Source: county tax records.