213 E High St · Painted Post, NY 14870

$69,900

2 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 57 Days on market

Built 1946 4,850 sqft lot $64/sqft · 62% below area

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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
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy Cape Cod. Affordable housing in a convenient location. Cheaper than rent. Features include; a 1 car detached garage, full usable basement & nice back yard. This home is part of the 100% Money Back Guarantee Program, certain terms & conditions apply.

Key facts

• Fenced back yard
• Full basement
• Detached garage

Tags

• FULL BASEMENT
• DETACHED GARAGE
• ATTACHED STORAGE SHED
• FENCED BACK YARD
• NEW GAS LINE

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Resale property; Rectangular residential lot; City street frontage
• Construction: Aluminum siding; Block foundation; Existing (original) construction
• Exterior features: Blacktop driveway; Partial fence

Interior

• Bedrooms: Total of 5 rooms (includes bedroom count within room total)
• Flooring: Laminate; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Dining area; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#255 in NY, #4,036 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• 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: Rents soft (-1.4%/yr); 44 active listings in the ZIP; 6 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; solid renter incomes; 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.99% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.64%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $185,596
• List price: $69,900
• Delta: -62.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
367 Olive St	0.17mi	3/1.5 (+1)	1,111 (+2%)	6mo	$58,000	$52	76
82 Riverside Cir	0.40mi	2/1.0	1,124 (+4%)	3mo	$140,000	$125	73
385 Imperial Ave	0.18mi	3/1.0 (+1)	1,170 (+8%)	1mo	$150,000	$128	73
145 Charles St	0.39mi	3/1.0 (+1)	1,104 (+2%)	9mo	$137,500	$125	67
19 Fenderson St	0.18mi	3/1.0 (+1)	1,144 (+5%)	24mo	$128,647	$112	58
10283 Rand St	0.37mi	1/1.0 (-1)	1,008 (-7%)	13mo	$32,000	$32	55
10265 Hamilton Rd	0.60mi	3/2.0 (+1)	1,100 (+1%)	13mo	$179,000	$163	50
47 Riverside Cir	0.42mi	2/1.0	1,176 (+8%)	24mo	$144,750	$123	47
555 W High St	0.73mi	3/1.0 (+1)	1,204 (+11%)	4mo	$148,000	$123	39

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.21×
• Total profit: $23,724
• Equity at exit: $10,422

10-year hold

• IRR: 35.7%
• Equity multiple: 3.83×
• Total profit: $55,364
• Equity at exit: $6,044

Cash invested: $19,572 (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 14870

• Home prices YoY: -28.8%
• Rents YoY: -1.4%
• Active inventory: 44
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $614

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 51%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 W High St Unit 201 Painted Post, NY	2.0	1.0	1000	$1,150	$1.15	43d	1	0.24mi
402 W High St Painted Post, NY	3.0	1.0	1000	$1,375	$1.38	43d	1	0.46mi
459 Brainard Pl Painted Post, NY	3.0	1.0	1090	$1,500	$1.38	43d	1	0.58mi
209 Oneida Pl Corning, NY	3.0	1.5	1200	$2,000	$1.67	43d	1	0.91mi
137 Field St Corning, NY	2.0–3.0	1.0	1125	$1,295	$1.15	43d	3	1.19mi
12 Pondview Ct Painted Post, NY	3.0	1.0–2.0	948	$1,610	$1.70	43d	27	1.28mi

Listing history 32 events

1. 2026-06-19
   days on market $69,900 Active 57 DOM
2. 2026-06-18
   days on market $69,900 Active 56 DOM
3. 2026-06-17
   days on market $69,900 Active 55 DOM
4. 2026-06-16
   days on market $69,900 Active 54 DOM
5. 2026-06-15
   days on market $69,900 Active 53 DOM
6. 2026-06-14
   days on market $69,900 Active 51 DOM
7. 2026-06-12
   days on market $69,900 Active 50 DOM
8. 2026-06-09
   days on market $69,900 Active 47 DOM
9. 2026-06-08
   days on market $69,900 Active 46 DOM
10. 2026-06-07
    days on market $69,900 Active 45 DOM
11. 2026-06-05
    days on market $69,900 Active 42 DOM
12. 2026-06-03
    days on market $69,900 Active 41 DOM
13. 2026-06-02
    days on market $69,900 Active 40 DOM
14. 2026-06-01
    days on market $69,900 Active 39 DOM
15. 2026-05-31
    days on market $69,900 Active 38 DOM
16. 2026-05-30
    days on market $69,900 Active 37 DOM
17. 2026-04-22
    listed $74,900 Active 381-char remark
18. 2017-08-23
    soldstatus $77,080
19. 2017-07-21
    soldstatus $82,000 266-char remark

    Show marketing remark (266 chars)

    Cozy Cape Cod. Affordable housing in a convenient location. Cheaper than rent. Features include; a 1 car detached garage, full usable basement & nice back yard. This home is part of the 100% Money Back Guarantee Program, certain terms & conditions apply.

20. 2017-04-19
    listed $78,000 266-char remark

    Show marketing remark (266 chars)

    Cozy Cape Cod. Affordable housing in a convenient location. Cheaper than rent. Features include; a 1 car detached garage, full usable basement & nice back yard. This home is part of the 100% Money Back Guarantee Program, certain terms & conditions apply.

21. 2017-04-18
    historical
22. 2016-07-18
    listed $75,000
23. 2015-05-19
    soldstatus $77,100
24. 2015-05-15
    soldstatus $77,100
25. 2015-01-20
    listed $76,000
26. 2011-01-14
    soldstatus $69,999
27. 2011-01-14
    soldstatus $69,999
28. 2010-11-15
    listed $69,999
29. 2010-07-13
    historical
30. 2010-05-18
    listed $69,999
31. 2004-09-23
    soldstatus $43,000
32. 2004-06-15
    listed $43,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°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: $16,663
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$2,033
• Taxable income: $6,650
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $5,771/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 — Painted Post

• Score: 75/100
• State rank: #255
• US rank: #4036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Painted Post, NY
• County: Steuben County · 41,193 people
• City population: 9,795
• Metro: Corning, NY
• Population (ZIP): 9,795
• Household income: $84,476
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 289.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Two or more races 5% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Italian 3% Slovak 2%
• Foreign-born: 8% · China, South Korea, Canada
• Languages at home: 90% English-only · Chinese 4% Other Indo-European 2% Korean 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: ▼ -70.45%
• Current HPI: 174.2287
• Rent YoY: ▼ -1.35%
• 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

+62.6% since first listed

17 events — show timeline

• 2026-05-26 Price Changed $69,900 UNYREIS
• 2026-04-22 Listed $74,900 UNYREIS
• 2017-08-23 Sold (Public Records) $77,080 Public Records
• 2017-07-21 Sold (MLS) $82,000 UNYREIS
• 2017-04-19 Listed $78,000 UNYREIS
• 2017-04-18 Listing Removed — UNYREIS
• 2016-07-18 Listed $75,000 UNYREIS
• 2015-05-19 Sold (Public Records) $77,100 Public Records
• 2015-05-15 Sold (MLS) $77,100 UNYREIS
• 2015-01-20 Listed $76,000 UNYREIS
• 2011-01-14 Sold (Public Records) $69,999 Public Records
• 2011-01-14 Sold (MLS) $69,999 UNYREIS
• 2010-11-15 Listed $69,999 UNYREIS
• 2010-07-13 Listing Removed — UNYREIS
• 2010-05-18 Listed $69,999 UNYREIS
• 2004-09-23 Sold (MLS) $43,000 UNYREIS
• 2004-06-15 Listed $43,000 UNYREIS

Property tax history

+10.3%/yr

Latest (2025): $6,981 · +40.0% YoY. Source: county tax records.