1 Shults Ave · Cohocton, NY 14826

$71,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 4 Days on market

Built 1900 0.28 ac lot

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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 +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a very cute 2-story house with a detached garage. It has a living room and dining room with a small room off the dining room being converted to a first-floor laundry room. It has a large open kitchen. The cabinets are in the dining room waiting to be installed. The home comes with a new stove, refrigerator, washer, and dryer. Off the kitchen is a large enclosed porch, perfect for early morning coffee, watching it rain, or watching the birds while reading. The upstairs holds two bedrooms. The basement has several areas for storage. The detached garage has room for a vehicle or lawn equipment/workshop. The upper level would be perfect for a woodworking area.

Key facts

• Large enclosed porch
• Large open kitchen
• Woodworking area

Tags

• DETACHED GARAGE
• FIRST-FLOOR LAUNDRY ROOM
• LARGE OPEN KITCHEN
• LARGE ENCLOSED PORCH
• SEVERAL AREAS FOR STORAGE
• WOODWORKING AREA

Property features AI

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing structure
• Construction: Stone foundation; Construction details: see remarks
• Exterior features: Dirt driveway; Rectangular lot, approximately 71 x 173

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total 6 rooms (includes bedroom count within total rooms)
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating (see remarks)
• Interior features: Eat-in kitchen; Workshop; Partial basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).

Location & tenants

• Location reads 56/100 on livability (#1,097 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing A-; Watch: schools D+, health & safety D, amenities F.
• Wayland-Cohocton Central School District (rural): math 40% / reading 53% proficiency, ranked #446 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 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 ($491 loan paydown + $4k appreciation (5.5% 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 (5.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $71,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.43%
• DSCR: 2.13
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $199,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Maple Ave	0.25mi	3/1.0	1,451 (+6%)	1mo	$145,000	$100	78
14 Wheeler St	0.51mi	3/1.5	1,448 (+5%)	20mo	$210,000	$145	49

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

Projected returns pro-forma

5.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 3.27×
• Total profit: $45,200
• Equity at exit: $42,308

10-year hold

• IRR: 33.8%
• Equity multiple: 6.67×
• Total profit: $112,693
• Equity at exit: $74,793

Cash invested: $19,880 (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 14826

• Home prices YoY: 1.8%
• Active inventory: 19
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$372
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $421

Break-even live

Break-even rent $689

Max offer price $71,000

Occupancy floor 61%

Sensitivity live

Price	-10% $462	-5% $441	+0% $421	+5% $401	+10% $381
Rent	-10% $325	-5% $373	+0% $421	+5% $470	+10% $518
Rate	-1.0pp $457	-0.5pp $439	base $421	+0.5pp $403	+1.0pp $384

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $71,000 Active 4 DOM
2. 2026-06-18
   days on market $71,000 Active 2 DOM
3. 2026-06-17
   remarks 672-char remark
4. 2026-06-17
   listed $71,000 Active 1 DOM

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 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: $14,674
• − Mortgage interest: −$3,977
• − Property taxes: −$1,713
• − Insurance: −$355
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,065
• Taxable income: $4,215
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $4,044/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: Wayland-Cohocton Central School District
• NCES district ID: 3600011
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $46,957
• Composite: 39.54/100
• National rank: #3940
• State rank: #446 of 590 in NY

Livability — Cohocton

• Score: 56/100
• State rank: #1097
• US rank: #22367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cohocton, NY
• City population: 2,134
• Population (ZIP): 2,134

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%
• Common ancestry: Iranian 4% Romanian 4% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

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: ▲ 5.48%
• Current HPI: 307.2648
• 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

+9.4% since first listed

3 events — show timeline

• 2026-06-15 Listed $71,000 UNYREIS
• 2025-11-16 Listing Removed — WNYREIS
• 2025-05-16 Listed $64,900 WNYREIS

Property tax history

+1.9%/yr

Latest (2025): $1,713 · -1.1% YoY. Source: county tax records.