26 Steuben St · Addison, NY 14801

$80,000

3 bd · 1.0 ba · 2,042 sqft · SingleFamily public records · 24 Days on market

Built 1900

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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
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

& quot; & quot; Located in addison school district. Needs repairs. Needs clean out. Selling as is. & quot; & quot; & quot; & quot; & quot; & quot;

Key facts

• Built 1900
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#768 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools D+, health & safety D, amenities F.
• Addison Central School District (rural): math 32% / reading 35% proficiency, ranked #563 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 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 $9k of equity ($553 loan paydown + $8k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 24 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $39k; list at $80k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.30% ✓
• Cap rate: 17.31%
• Cash-on-cash: 39.36%
• DSCR: 2.75
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $167,444
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Upper Farnham St	0.40mi	4/2.0 (+1)	2,066 (+1%)	19mo	$103,000	$50	54
4 Prospect St	0.46mi	4/2.0 (+1)	2,002 (-2%)	16mo	$165,000	$82	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 36.7%
• Equity multiple: 3.84×
• Total profit: $63,583
• Equity at exit: $72,070

10-year hold

• IRR: 31.7%
• Equity multiple: 8.70×
• Total profit: $172,585
• Equity at exit: $155,422

Cash invested: $22,400 (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 14801

• Home prices YoY: 3.3%
• Active inventory: 26
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$263 /mo · $3,156/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $308

Break-even live

Break-even rent $1,446

Max offer price $80,000

Occupancy floor 78%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $80,000 Active 24 DOM
2. 2026-06-18
   days on market $80,000 Active 23 DOM
3. 2026-06-17
   days on market $80,000 Active 22 DOM
4. 2026-06-16
   days on market $80,000 Active 21 DOM
5. 2026-06-15
   days on market $80,000 Active 20 DOM
6. 2026-06-14
   days on market $80,000 Active 18 DOM
7. 2026-06-12
   days on market $80,000 Active 17 DOM
8. 2026-06-09
   days on market $80,000 Active 14 DOM
9. 2026-06-08
   days on market $80,000 Active 13 DOM
10. 2026-06-07
    days on market $80,000 Active 12 DOM
11. 2026-06-05
    days on market $80,000 Active 9 DOM
12. 2026-06-03
    days on market $80,000 Active 8 DOM
13. 2026-06-02
    days on market $80,000 Active 7 DOM
14. 2026-06-01
    days on market $80,000 Active 6 DOM
15. 2026-05-31
    days on market $80,000 Active 5 DOM
16. 2026-05-30
    days on market $80,000 Active 4 DOM
17. 2026-05-26
    listed $80,000 Active
18. 2018-03-20
    soldstatus $39,000
19. 2004-08-24
    historical
20. 2003-07-11
    listed $39,000
21. 2001-08-01
    soldstatus $31,000

ⓘ 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: $3,156 · $263/mo
• Projected year-2 tax: $3,156 · $263/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 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: $22,033
• − Mortgage interest: −$4,481
• − Property taxes: −$3,156
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$2,327
• Taxable income: $3,025
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $2,971/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: Addison Central School District
• NCES district ID: 3602370
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $44,519
• Composite: 28.58/100
• National rank: #6720
• State rank: #563 of 590 in NY

Livability — Addison

• Score: 64/100
• State rank: #768
• US rank: #14729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Addison, NY
• Population (ZIP): 5,415

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Polish 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 91% English-only · German/W. Germanic 8%

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: ▲ 10.75%
• Current HPI: 332.2296
• 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

+158.1% since first listed

5 events — show timeline

• 2026-05-26 Listed $80,000 FSBO.com
• 2018-03-20 Sold (Public Records) $39,000 Public Records
• 2004-08-24 Listing Removed — UNYREIS
• 2003-07-11 Listed $39,000 UNYREIS
• 2001-08-01 Sold (Public Records) $31,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,156 · +24.0% YoY. Source: county tax records.