917 County Road 16 · Painted Post, NY 14812

$149,000

2 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 182 Days on market

Built 1900 0.48 ac lot $132/sqft · 28% below area Est $207k · 28% 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 +8.5/10.0
• Cash flow +7.6/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Check out this Charming One Bedroom Home w/ office or sewing room. Lots of Updates and Spacious Backyard. Welcome to this well-maintained home with practicality and plenty of room to enjoy both inside and out. The large kitchen is a standout feature, with abundant cupboard storage, excellent natural light, and space that makes everyday living easy. A bright dining room flows seamlessly into the inviting living room, creating a warm and functional main-level layout. An enclosed front porch adds bonus space, and the over sized one-car garage offers additional storage and convenience. Upstairs, you’ll find two comfortable rooms with great natural light throughout. A Bear wood stove provides cozy supplemental heat during the cooler months. Major improvements were completed in 2010—such as septic, well, electric, insulation- giving you peace of mind for years to come. Outside, the deep backyard provides ample room for gardening, recreation, pets, or simply relaxing. This home is easy to maintain, move-in ready, and a fantastic option for anyone seeking affordability and comfort with valuable updates already done. Home is 10 minutes from Watkins Glen International, 20 minutes from Watkins Glen, Seneca Lake and Corning. All buyers must submit pre-approval letter or proof of funds prior to scheduling a showing.

Key facts

• Spacious backyard
• Bear wood stove
• Large kitchen

Tags

• SPACIOUS BACKYARD
• LARGE KITCHEN
• ENCLOSED FRONT PORCH
• BEAR WOOD STOVE
• DEEP BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (25.6% below list).
• Recommended offer: $111k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#255 in NY, #4,036 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• Bradford Central School District (rural): math 40% / reading 30% proficiency, ranked #695 of 755 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 52 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.0% local appreciation)).
• Schuyler County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $71k; list at $149k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,871 (25.6% 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 182 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.08%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

• ARV (median comp): $206,936
• List price: $149,000
• Delta: -28.00%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

7.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.99×
• Total profit: $41,294
• Equity at exit: $103,765

10-year hold

• IRR: 14.1%
• Equity multiple: 4.08×
• Total profit: $128,456
• Equity at exit: $197,573

Cash invested: $41,720 (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 14812

• Home prices YoY: 2.6%
• Active inventory: 17
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$209 /mo · $2,508/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-177

Break-even live

Break-even rent $1,332

Max offer price $117,801

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-134	+0% $-177	+5% $-219	+10% $-261
Rent	-10% $-264	-5% $-220	+0% $-177	+5% $-133	+10% $-89
Rate	-1.0pp $-102	-0.5pp $-139	base $-177	+0.5pp $-215	+1.0pp $-255

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-08
   days on market $149,000 Active 182 DOM
2. 2026-06-07
   days on market $149,000 Active 181 DOM
3. 2026-06-05
   days on market $149,000 Active 178 DOM
4. 2026-06-03
   days on market $149,000 Active 177 DOM
5. 2026-06-02
   days on market $149,000 Active 176 DOM
6. 2026-06-01
   days on market $149,000 Active 175 DOM
7. 2026-05-31
   days on market $149,000 Active 174 DOM
8. 2026-05-30
   days on market $149,000 Active 173 DOM
9. 2025-12-08
   listed $149,000 Active 1336-char remark

   Show marketing remark (1336 chars)

   Check out this Charming One Bedroom Home w/ office or sewing room. Lots of Updates and Spacious Backyard. Welcome to this well-maintained home with practicality and plenty of room to enjoy both inside and out. The large kitchen is a standout feature, with abundant cupboard storage, excellent natural light, and space that makes everyday living easy. A bright dining room flows seamlessly into the inviting living room, creating a warm and functional main-level layout. An enclosed front porch adds bonus space, and the over sized one-car garage offers additional storage and convenience. Upstairs, you’ll find two comfortable rooms with great natural light throughout. A Bear wood stove provides cozy supplemental heat during the cooler months. Major improvements were completed in 2010—such as septic, well, electric, insulation- giving you peace of mind for years to come. Outside, the deep backyard provides ample room for gardening, recreation, pets, or simply relaxing. This home is easy to maintain, move-in ready, and a fantastic option for anyone seeking affordability and comfort with valuable updates already done. Home is 10 minutes from Watkins Glen International, 20 minutes from Watkins Glen, Seneca Lake and Corning. All buyers must submit pre-approval letter or proof of funds prior to scheduling a showing.

10. 2010-07-01
    soldstatus $71,000
11. 2010-07-01
    soldstatus $71,000
12. 2010-02-28
    listed $73,500

ⓘ 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: $2,508 · $209/mo
• Projected year-2 tax: $2,513 · $209/mo
• Expected delta: +$5/yr ($0/mo · 0.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 47% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $13,305
• − Mortgage interest: −$8,346
• − Property taxes: −$2,508
• − Insurance: −$745
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$4,335
• Taxable loss: −$4,759
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $-977/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: Bradford Central School District
• NCES district ID: 3605220
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $45,761
• Composite: 32.59/100
• National rank: #10815
• State rank: #695 of 755 in NY

Livability — Painted Post

• Score: 75/100
• State rank: #255
• US rank: #4036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,795
• Population (ZIP): 2,961

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 17,999 people
• By 2030: 17,676 · -1.8%
• By 2040: 16,586 · -7.9%
• By 2050: 15,322 · -14.9%
• By 2075: 13,004 · -27.8%
• By 2100: 10,752 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Iranian 4% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Schuyler

• 2024 margin: Strong R (+21.0) · D 39.5% · R 60.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+17.6 2016: R+28.7 2012: R+7.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.05%
• Current HPI: 276.1726
• 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

+102.7% since first listed

4 events — show timeline

• 2025-12-08 Listed $149,000 UNYREIS
• 2010-07-01 Sold (Public Records) $71,000 Public Records
• 2010-07-01 Sold (MLS) $71,000 UNYREIS
• 2010-02-28 Listed $73,500 UNYREIS

Property tax history

+2.9%/yr

Latest (2025): $2,508 · +3.3% YoY. Source: county tax records.