4150 Wilson Hollow Rd · Corning, NY 14830

$148,500

2 bd · 2.0 ba · 1,022 sqft · SingleFamily public records · 2 Days on market

Built 1970 1.15 ac lot

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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).

• Cash flow +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Livability +4.4/5.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch house with a private setting. Needs a little TLC. Den/office could be 3rd bedroom. Freddie Mac first look initiative for owner occupant through 1/17/2015

Key facts

• Single-bay space
• 1.15 acre lot
• Garage

Tags

• PARTIALLY FINISHED BASEMENT
• SINGLE-BAY SPACE
• EXPANSIVE RURAL SETTING
• SHORT DRIVE TO WEGMANS

Property features AI

Exterior

• Parking: Underground parking; 1-car garage with storage and workshop; Garage has electricity
• Utilities: Electricity connected (circuit breakers); Well water; Septic sewer; High-speed internet available
• Home design: Ranch model; 2 stories; Existing construction; Shingle roof; Block foundation; Resale condition; Lot dimensions approximately 39 x 200 (1.15 acres)
• Construction: Vinyl siding; Copper and PEX plumbing; Shingle roof
• Exterior features: Deck; Open porch; Private yard; Gravel driveway; Shed(s) and additional storage; Propane tank (leased); Secluded, rectangular lot

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms; Includes a garage apartment and studio among room types
• Flooring: Vinyl flooring; Varied flooring throughout
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Propane heating; Baseboard heating; Hot water heating; Window cooling units
• Interior features: Ceiling fans; Separate/formal living room; Kitchen and family room combined; Living/dining room; Storage; Bath in primary bedroom; Primary suite; Main level primary; Bedroom on main level; Workshop
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (35.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (2.7% below list).
• Recommended offer: $96k (35.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 87/100 on livability (#14 in NY, #334 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: employment D.
• Corning City School District (town): math 44% / reading 53% proficiency, ranked #406 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $45k; list at $148k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,140 (35.3% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.97% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -31.1%
• Equity multiple: -0.03×
• Total profit: $-42,667
• Equity at exit: $22,142

10-year hold

• IRR: -32.9%
• Equity multiple: -0.45×
• Total profit: $-60,347
• Equity at exit: $12,840

Cash invested: $41,580 (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 14830

• Active inventory: 106
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$779
• Tax from tax record: −$283 /mo · $3,396/yr
• Insurance: −$62
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-296

Break-even live

Break-even rent $1,819

Max offer price $96,140

Occupancy floor —

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-07
   status Pending
2. 2026-04-05
   listed $148,500 Active
3. 2015-04-14
   soldstatus $45,000 159-char remark

   Show marketing remark (159 chars)

   Ranch house with a private setting. Needs a little TLC. Den/office could be 3rd bedroom. Freddie Mac first look initiative for owner occupant through 1/17/2015

4. 2014-12-27
   listed $49,900 159-char remark

   Show marketing remark (159 chars)

   Ranch house with a private setting. Needs a little TLC. Den/office could be 3rd bedroom. Freddie Mac first look initiative for owner occupant through 1/17/2015

ⓘ 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: $3,396 · $283/mo
• Projected year-2 tax: $3,396 · $283/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 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 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: $17,331
• − Mortgage interest: −$8,318
• − Property taxes: −$3,396
• − Insurance: −$4,508
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$4,320
• Taxable loss: −$5,984
• Est. tax savings @ 24.0%: +$1,436
• After-tax cash flow: $-2,121/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: Corning City School District
• NCES district ID: 3608400
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 53% ▲ 4.00%
• Median HH income: $53,042
• Composite: 41.8/100
• National rank: #3392
• State rank: #406 of 590 in NY

Livability — Corning

• Score: 87/100
• State rank: #14
• US rank: #334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Steuben County · 41,193 people
• City population: 19,015
• Metro: Corning, NY
• Population (ZIP): 19,015
• Household income: $73,263
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 565.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Asian/Pacific 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: ▼ -94.59%
• Current HPI: 173.9857
• Rent YoY: —
• Metro: Corning, NY
• 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

+197.6% since first listed

4 events — show timeline

• 2026-04-07 Pending — UNYREIS
• 2026-04-05 Listed $148,500 UNYREIS
• 2015-04-14 Sold (MLS) $45,000 UNYREIS
• 2014-12-27 Listed $49,900 UNYREIS

Property tax history

+1.7%/yr

Latest (2025): $3,396 · +4.9% YoY. Source: county tax records.