6455 Yost Rd · Bath, NY 14820

$50,000

3 bd · 1.0 ba · 1,748 sqft · SingleFamily public records · 73 Days on market

Built 1880 4.00 ac lot $29/sqft · 77% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits! This complete fixer-upper sits on four beautiful, flat acres in a peaceful country setting, offering the perfect canvas to bring your vision to life. Whether you’re looking to renovate, rebuild, or invest, the possibilities here are endless. Enjoy serene surroundings and a picturesque view of the nearby pond—an ideal backdrop for your future dream home or getaway retreat. The expansive acreage provides plenty of space for gardens, recreation, or additional outbuildings. Property sold "as is". Electric is connected, just the breakers are off. Coal Stove heat only.

Key facts

• Expansive acreage
• Space for recreation
• Space for gardens

Tags

• FOUR BEAUTIFUL FLAT ACRES
• PEACEFUL COUNTRY SETTING
• PICTURESQUE VIEW OF POND
• EXPANSIVE ACREAGE
• SPACE FOR GARDENS
• SPACE FOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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.
• Campbell-Savona Central School District (rural): math 50% / reading 56% proficiency, ranked #334 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 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 $4k of equity ($346 loan paydown + $3k appreciation (6.9% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 2.49% ✓
• Cap rate: 21.64%
• Cash-on-cash: 54.80%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (median comp): $216,221
• List price: $50,000
• Delta: -76.88%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.2%
• Equity multiple: 5.14×
• Total profit: $57,933
• Equity at exit: $34,365

10-year hold

• IRR: 60.4%
• Equity multiple: 10.86×
• Total profit: $137,989
• Equity at exit: $65,023

Cash invested: $14,000 (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 14820

• Home prices YoY: 2.5%
• Active inventory: 2
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $639

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 44%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   status $50,000 Pending 73 DOM
2. 2026-06-17
   days on market $50,000 Active 73 DOM
3. 2026-06-16
   days on market $50,000 Active 72 DOM
4. 2026-06-15
   days on market $50,000 Active 71 DOM
5. 2026-06-14
   days on market $50,000 Active 69 DOM
6. 2026-06-12
   days on market $50,000 Active 68 DOM
7. 2026-06-09
   days on market $50,000 Active 65 DOM
8. 2026-06-08
   days on market $50,000 Active 64 DOM
9. 2026-06-07
   days on market $50,000 Active 63 DOM
10. 2026-06-02
    days on market $50,000 Active 58 DOM
11. 2026-06-01
    days on market $50,000 Active 57 DOM
12. 2026-05-31
    days on market $50,000 Active 56 DOM
13. 2026-05-30
    days on market $50,000 Active 55 DOM
14. 2026-04-05
    listed $50,000 Active 611-char remark

    Show marketing remark (611 chars)

    Opportunity awaits! This complete fixer-upper sits on four beautiful, flat acres in a peaceful country setting, offering the perfect canvas to bring your vision to life. Whether you’re looking to renovate, rebuild, or invest, the possibilities here are endless. Enjoy serene surroundings and a picturesque view of the nearby pond—an ideal backdrop for your future dream home or getaway retreat. The expansive acreage provides plenty of space for gardens, recreation, or additional outbuildings. Property sold "as is". Electric is connected, just the breakers are off. Coal Stove heat only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,960
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$1,455
• Taxable income: $7,311
• Est. tax owed @ 24.0%: −$1,755
• After-tax cash flow: $5,918/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: Campbell-Savona Central School District
• NCES district ID: 3600020
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 56% ▲ 12.00%
• Median HH income: $49,653
• Composite: 45.22/100
• National rank: #2667
• State rank: #334 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): 556

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 6% Iranian 2% Lithuanian 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: ▲ 6.91%
• Current HPI: 285.9879
• 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

1 event — show timeline

• 2026-04-05 Listed $50,000 UNYREIS

Property tax history

-1.2%/yr

Latest (2025): $2,771 · +2.0% YoY. Source: county tax records.