464 Old 76 Rd · Slaterville Springs, NY 14817

$149,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 234 Days on market

Built 1890 6,534 sqft lot

---

Why this score? — see what drove the C- 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 +13.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +4.0/10.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming home situated on a spacious double lot in the heart of Caroline. Conveniently located near local amenities, with an easy commute to Ithaca or Binghamton and just minutes from over 5,000 acres of Shindagin Hollow State Forest, offering endless opportunities for outdoor adventure. Step inside through the entryway and into a bright, welcoming kitchen that flows nicely through the main level living. Just off the kitchen, find a comfortable bedroom, laundry hook-ups, and a bathroom with modern updates. The spacious living room features warm wood floors and plenty of natural light, providing a space to relax, while the sun porch invites you to enjoy quiet mornings with coffee or unwind in the evenings. Upstairs, a versatile flex space ideal for a home office, or reading nook. The beautiful wood floors continue into a large sunlit bedroom featuring a walk-in closet, and potential for a half bath if desired. Outside provides you with ample yard space and a second septic system already installed, makes adding a garage or workshop is​​‌​​​​‌​‌​​​​‌​​‌​​​​‌‌ effortless.

Key facts

• Bright kitchen
• Modern updates
• Double lot

Tags

• DOUBLE LOT
• SHINDAGIN HOLLOW STATE FOREST
• BRIGHT KITCHEN
• MODERN UPDATES
• SPACIOUS LIVING ROOM
• NATURAL LIGHT

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 $-4 ($-50/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (10.4% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 234 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 11y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,120 (12.0% 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 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — 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. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.2%
• Equity multiple: 2.94×
• Total profit: $80,920
• Equity at exit: $134,231

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $238,582
• Equity at exit: $289,474

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 14817

• Home prices YoY: 16.5%
• Active inventory: 13
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-4

Break-even live

Break-even rent $1,340

Max offer price $148,260

Occupancy floor 95%

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 36 events

1. 2026-06-19
   days on market $149,000 Active 234 DOM
2. 2026-06-18
   days on market $149,000 Active 233 DOM
3. 2026-06-17
   days on market $149,000 Active 232 DOM
4. 2026-06-16
   days on market $149,000 Active 231 DOM
5. 2026-06-15
   days on market $149,000 Active 230 DOM
6. 2026-06-14
   days on market $149,000 Active 228 DOM
7. 2026-06-13
   days on market $149,000 Active 227 DOM
8. 2026-06-10
   days on market $149,000 Active 225 DOM
9. 2026-06-09
   days on market $149,000 Active 224 DOM
10. 2026-06-08
    days on market $149,000 Active 223 DOM
11. 2026-06-07
    days on market $149,000 Active 222 DOM
12. 2026-06-05
    days on market $149,000 Active 219 DOM
13. 2026-06-02
    days on market $149,000 Active 217 DOM
14. 2026-06-01
    days on market $149,000 Active 216 DOM
15. 2026-05-31
    days on market $149,000 Active 215 DOM
16. 2026-05-30
    days on market $149,000 Active 214 DOM
17. 2026-05-06
    price $149,000 1136-char remark

    Show marketing remark (1136 chars)

    Welcome to this charming home situated on a spacious double lot in the heart of Caroline. Conveniently located near local amenities, with an easy commute to Ithaca or Binghamton and just minutes from over 5,000 acres of Shindagin Hollow State Forest, offering endless opportunities for outdoor adventure. Step inside through the entryway and into a bright, welcoming kitchen that flows nicely through the main level living. Just off the kitchen, find a comfortable bedroom, laundry hook-ups, and a bathroom with modern updates. The spacious living room features warm wood floors and plenty of natural light, providing a space to relax, while the sun porch invites you to enjoy quiet mornings with coffee or unwind in the evenings. Upstairs, a versatile flex space ideal for a home office, or reading nook. The beautiful wood floors continue into a large sunlit bedroom featuring a walk-in closet, and potential for a half bath if desired. Outside provides you with ample yard space and a second septic system already installed, makes adding a garage or workshop is​​‌​​​​‌​‌​​​​‌​​‌​​​​‌‌ effortless.

18. 2026-03-30
    price $157,000 1136-char remark

    Show marketing remark (1136 chars)

    Welcome to this charming home situated on a spacious double lot in the heart of Caroline. Conveniently located near local amenities, with an easy commute to Ithaca or Binghamton and just minutes from over 5,000 acres of Shindagin Hollow State Forest, offering endless opportunities for outdoor adventure. Step inside through the entryway and into a bright, welcoming kitchen that flows nicely through the main level living. Just off the kitchen, find a comfortable bedroom, laundry hook-ups, and a bathroom with modern updates. The spacious living room features warm wood floors and plenty of natural light, providing a space to relax, while the sun porch invites you to enjoy quiet mornings with coffee or unwind in the evenings. Upstairs, a versatile flex space ideal for a home office, or reading nook. The beautiful wood floors continue into a large sunlit bedroom featuring a walk-in closet, and potential for a half bath if desired. Outside provides you with ample yard space and a second septic system already installed, makes adding a garage or workshop is​​‌​​​​‌​‌​​​​‌​​‌​​​​‌‌ effortless.

19. 2025-11-05
    listed $164,900 Active
20. 2025-10-28
    listed $164,900 Active 1136-char remark

    Show marketing remark (1136 chars)

    Welcome to this charming home situated on a spacious double lot in the heart of Caroline. Conveniently located near local amenities, with an easy commute to Ithaca or Binghamton and just minutes from over 5,000 acres of Shindagin Hollow State Forest, offering endless opportunities for outdoor adventure. Step inside through the entryway and into a bright, welcoming kitchen that flows nicely through the main level living. Just off the kitchen, find a comfortable bedroom, laundry hook-ups, and a bathroom with modern updates. The spacious living room features warm wood floors and plenty of natural light, providing a space to relax, while the sun porch invites you to enjoy quiet mornings with coffee or unwind in the evenings. Upstairs, a versatile flex space ideal for a home office, or reading nook. The beautiful wood floors continue into a large sunlit bedroom featuring a walk-in closet, and potential for a half bath if desired. Outside provides you with ample yard space and a second septic system already installed, makes adding a garage or workshop is​​‌​​​​‌​‌​​​​‌​​‌​​​​‌‌ effortless.

21. 2023-11-16
    historical
22. 2023-10-17
    price $129,500
23. 2023-09-05
    price $139,500
24. 2023-07-20
    listed $129,500
25. 2023-07-20
    listed $149,500 Active
26. 2023-07-20
    listed $129,500
27. 2019-05-08
    listed $110,500
28. 2019-01-07
    listed $115,500
29. 2018-06-18
    listed $115,500
30. 2018-05-01
    listed $119,900
31. 2017-04-28
    listed $89,900
32. 2016-10-24
    listed $89,900
33. 2016-09-06
    listed $89,900
34. 2016-06-28
    listed $94,900
35. 2015-12-23
    listed $97,500
36. 2015-07-02
    listed $99,500

ⓘ 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: $2,581 · $215/mo
• Projected year-2 tax: $2,581 · $215/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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,015
• − Mortgage interest: −$8,346
• − Property taxes: −$2,581
• − Insurance: −$745
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,335
• Taxable loss: −$2,554
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $563/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: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

Livability — Slaterville Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,811

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 2% Asian 2% Black 2%
• Common ancestry: Iranian 7% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada, South Korea, China
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 3%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.86%
• Current HPI: 395.0138
• 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

+49.7% since first listed

20 events — show timeline

• 2026-05-06 Price Changed $149,000 IBRMLS
• 2026-03-30 Price Changed $157,000 IBRMLS
• 2025-11-05 Listed $164,900 GBAOR
• 2025-10-28 Listed $164,900 IBRMLS
• 2023-11-16 Listing Removed — UNYREIS
• 2023-10-17 Price Changed $129,500 IBRMLS
• 2023-09-05 Price Changed $139,500 IBRMLS
• 2023-07-20 Listed $129,500 IBRMLS
• 2023-07-20 Listed $149,500 IBRMLS
• 2023-07-20 Listed $129,500 UNYREIS
• 2019-05-08 Listed $110,500 IBRMLS
• 2019-01-07 Listed $115,500 IBRMLS
• 2018-06-18 Listed $115,500 IBRMLS
• 2018-05-01 Listed $119,900 IBRMLS
• 2017-04-28 Listed $89,900 IBRMLS
• 2016-10-24 Listed $89,900 IBRMLS
• 2016-09-06 Listed $89,900 IBRMLS
• 2016-06-28 Listed $94,900 IBRMLS
• 2015-12-23 Listed $97,500 IBRMLS
• 2015-07-02 Listed $99,500 IBRMLS

Property tax history

+0.8%/yr

Latest (2025): $2,581 · +1.5% YoY. Source: county tax records.