12482 NY RT 38 B · Newark Valley, NY 13736

$75,000

3 bd · 1.5 ba · 2,150 sqft · SingleFamily · 55 Days on market

Built 1990 Poor condition 0.45 ac lot $35/sqft · 80% 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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

unique property opportunity. This site previously operated as a gas station with a convenience store and food service facilities. The property offers significant flexibility; it can continue to be used as a gas station, smoke shop, or restaurant. Alternatively, there is the opportunity to design and convert the interior into a custom residence. Please note that all existing equipment will remain on-site as is.

Key facts

• Custom residence
• 0.45 acre lot
• Built 1990

Tags

• CUSTOM RESIDENCE

Property features AI

Finance

• Other: Approximately 2,150 above-grade finished area (listed figure); Property type listed as Residential

Exterior

• Utilities: Well water; Septic tank; Cable available
• Home design: Single-family residence; Single story
• Construction: Vinyl siding; Slab foundation; Built on 1 story
• Exterior features: Garden; Level lot

Interior

• Flooring: Brick; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Electric water heater; Brick and tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k. Condition is rated poor.

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 $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#462 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, amenities F.
• Newark Valley Central School District (rural): math 37% / reading 51% proficiency, ranked #466 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nathan T Hall School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 322 students, 50% FRL).
• Market conditions: 11 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.95% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.53%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $383,651
• List price: $75,000
• Delta: -80.45%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 52.4%
• Equity multiple: 4.89×
• Total profit: $81,587
• Equity at exit: $67,566

10-year hold

• IRR: 46.0%
• Equity multiple: 10.92×
• Total profit: $208,284
• Equity at exit: $145,709

Cash invested: $21,000 (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 13736

• Home prices YoY: 3.5%
• Active inventory: 11
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $639

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 51%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 55 DOM
2. 2026-06-18
   days on market $75,000 Active 54 DOM
3. 2026-06-17
   days on market $75,000 Active 53 DOM
4. 2026-06-16
   days on market $75,000 Active 52 DOM
5. 2026-06-15
   days on market $75,000 Active 51 DOM
6. 2026-06-14
   days on market $75,000 Active 49 DOM
7. 2026-06-13
   days on market $75,000 Active 48 DOM
8. 2026-06-10
   days on market $75,000 Active 46 DOM
9. 2026-06-09
   days on market $75,000 Active 45 DOM
10. 2026-06-08
    days on market $75,000 Active 44 DOM
11. 2026-06-07
    days on market $75,000 Active 43 DOM
12. 2026-06-03
    days on market $75,000 Active 39 DOM
13. 2026-06-02
    days on market $75,000 Active 38 DOM
14. 2026-06-01
    days on market $75,000 Active 37 DOM
15. 2026-05-31
    days on market $75,000 Active 36 DOM
16. 2026-05-30
    days on market $75,000 Active 35 DOM
17. 2026-04-26
    listed $75,000 Active 413-char remark

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

Taxation est. · year 1

• Rental income: $17,584
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$2,182
• Taxable income: $6,888
• Est. tax owed @ 24.0%: −$1,653
• After-tax cash flow: $6,019/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.

Condition & rehab AI · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance to become habitable. Immediate attention to structural issues and landscaping is crucial for safety and value.

Repairs flagged

• Major Exposed plumbing in kitchen — Structural damage
• Major Exposed plumbing in bathroom — Structural damage
• Major Exposed ductwork in HVAC — Structural damage
• Major Overgrown vegetation — Safety hazard

Value-add opportunities

• Both Painting and landscaping — Enhances curb appeal and interior aesthetics
• Both Structural repairs — Improves safety and functionality
• Both Refrigeration and HVAC systems — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing in kitchen · Structural damage	Major	$15,000–50,000
Exposed plumbing in bathroom · Structural damage	Major	$15,000–50,000
Exposed ductwork in HVAC · Structural damage	Major	$15,000–50,000
Overgrown vegetation · Safety hazard	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting and landscaping — Enhances curb appeal and interior aesthetics ↑
• Both Structural repairs — Improves safety and functionality ↑
• Both Refrigeration and HVAC systems — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Newark Valley Central School District
• NCES district ID: 3620670
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 51% ▲ 9.00%
• Median HH income: $53,770
• Composite: 38.12/100
• National rank: #4273
• State rank: #466 of 590 in NY

Livability — Newark Valley

• Score: 70/100
• State rank: #462
• US rank: #8031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,887

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.36%
• Current HPI: 304.4569
• 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

• 2026-04-26 Listed $75,000 GBAOR