14 W Pine St · Hornell, NY 14843

$159,900

4 bd · 1.5 ba · 1,962 sqft · SingleFamily public records · 25 Days on market

Built 1900 7,351 sqft lot Est $151k · 6% over

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Appreciation +7.0/10.0
• ARV discount +4.9/15.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious and well-maintained home with farmhouse charm is waiting just for you! This property offers ample natural light, wood floors, and a low maintenance exterior. The home boasts Central AC and tankless on-demand hot water. The covered side porch and formal dining room greet you followed by the kitchen with breakfast area--entertain with ease. Living room, powder room (plumbed for W/ D or shower), and first floor bedroom finish out the main floor. Upstairs you'll find three bedrooms and the main bath, which is delightfully large and bright. Full walk-up attic and basement for your expansion or storage needs. 2-story barn with covered patio offers extra space for whatever you'd like. So

Key facts

• Central ac
• Wood floors
• Natural light

Tags

• NATURAL LIGHT
• WOOD FLOORS
• LOW MAINTENANCE EXTERIOR
• CENTRAL AC
• TANKLESS ON-DEMAND HOT WATER
• COVERED SIDE PORCH

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Public water connected; Sewer connected; Electric service (standard)
• Home design: Two-story existing home; Resale property
• Construction: Vinyl siding; Architectural shingle roof; Stone foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Dirt driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Appliances negotiable
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Laminate; Resilient flooring; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast area; Separate/formal dining room; Bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Laundry on upper level; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 13.3% in Hornell — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#451 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools D, crime F.
• Hornell City School District (town): math 33% / reading 49% proficiency, ranked #519 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.0% 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 (4.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $160k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $157,501 (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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $151,074
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
384 Canisteo St	0.17mi	4/2.0	1,962 (0%)	13mo	$172,000	$88	79
313 Arlington Pl	0.24mi	3/2.0 (-1)	1,896 (-3%)	4mo	$72,000	$38	73
33 E Vanscoter St	0.37mi	3/2.0 (-1)	2,002 (+2%)	10mo	$73,000	$36	64
44 Spruce St	0.32mi	4/2.5	1,799 (-8%)	5mo	$170,000	$94	63
54 Scott St	0.27mi	3/1.5 (-1)	1,838 (-6%)	19mo	$155,000	$84	56
45 Oak St	0.53mi	5/1.5 (+1)	1,886 (-4%)	11mo	$95,000	$50	54
151 Canisteo Ave	0.64mi	3/2.0 (-1)	1,972 (+0%)	10mo	$130,000	$66	54
67 Oak St	0.47mi	3/1.5 (-1)	1,822 (-7%)	12mo	$50,000	$27	51
45 Jane St	0.48mi	4/2.5	2,212 (+13%)	7mo	$185,000	$84	46
106 Crosby St	0.32mi	4/1.5	1,672 (-15%)	18mo	$139,000	$83	46
258 High St	0.17mi	3/3.0 (-1)	1,682 (-14%)	14mo	$130,000	$77	46
99 Hill St	0.47mi	3/2.0 (-1)	1,756 (-10%)	10mo	$31,000	$18	45

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

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.41×
• Total profit: $63,116
• Equity at exit: $80,584

10-year hold

• IRR: 23.7%
• Equity multiple: 4.69×
• Total profit: $165,000
• Equity at exit: $131,415

Cash invested: $44,772 (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 14843

• Home prices YoY: 1.9%
• Active inventory: 59
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,042 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $560

Break-even live

Break-even rent $1,333

Max offer price $159,900

Occupancy floor 68%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Elm St Hornell, NY	4.0	2.0	1600	$2,495	$1.56	43d	1	0.57mi
15 Hakes Ave Unit 102 Hornell, NY	4.0	2.0	2000	$2,195	$1.10	43d	1	0.76mi
14 Willow Pl Hornell, NY	4.0	2.0	1726	$2,000	$1.16	43d	1	0.98mi

Listing history 14 events

1. 2026-06-13
   status $159,900 Pending 25 DOM
2. 2026-06-12
   days on market $159,900 Active Under Contract 25 DOM
3. 2026-06-09
   days on market $159,900 Active Under Contract 22 DOM
4. 2026-06-08
   days on market $159,900 Active Under Contract 21 DOM
5. 2026-06-07
   days on market $159,900 Active Under Contract 20 DOM
6. 2026-06-07
   days on market $159,900 Active Under Contract 19 DOM
7. 2026-06-03
   days on market $159,900 Active Under Contract 16 DOM
8. 2026-06-02
   days on market $159,900 Active Under Contract 15 DOM
9. 2026-06-01
   days on market $159,900 Active Under Contract 14 DOM
10. 2026-05-31
    days on market $159,900 Active Under Contract 13 DOM
11. 2026-05-30
    days on market $159,900 Active Under Contract 12 DOM
12. 2026-05-18
    listed $159,900 Active
13. 2006-12-07
    soldstatus $59,500
14. 2006-03-09
    soldstatus $25,000

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $2,237 · $186/mo
• Expected delta: +$465/yr (+$39/mo · 26.3%)

ⓘ 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 3/10 Moderate 8 d/yr ≥92°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: $24,504
• − Mortgage interest: −$8,957
• − Property taxes: −$1,772
• − Insurance: −$800
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$4,652
• Taxable income: $4,403
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $5,668/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: Hornell City School District
• NCES district ID: 3614820
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $40,251
• Composite: 34.33/100
• National rank: #5234
• State rank: #519 of 590 in NY

Livability — Hornell

• Score: 70/100
• State rank: #451
• US rank: #7888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hornell, NY
• County: Steuben County · 41,193 people
• City population: 12,383
• Metro: Corning, NY
• Population (ZIP): 12,383
• Household income: $57,874
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 415.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Arabic 1% Spanish 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: ▲ 3.95%
• Current HPI: 210.1986
• 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

+539.6% since first listed

3 events — show timeline

• 2026-05-18 Listed $159,900 UNYREIS
• 2006-12-07 Sold (Public Records) $59,500 Public Records
• 2006-03-09 Sold (Public Records) $25,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,772 · -0.5% YoY. Source: county tax records.