37 W Vanscoter St · Hornell, NY 14843

$129,900

4 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 12 Days on market

Built 1915 6,534 sqft lot $70/sqft · 20% below area Est $163k · 20% under ↓ 3% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.0/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This cute property has an Accessory Dwelling Unit (ADU). There is a complete 1-bedroom/full bath apartment on the second floor. The apartment has its own exterior entrance and can serve as housing family members or generating rental income. (one gas meter, one electric meter, one water line) There is a wall furnace for heat in the "in-law suite". The main home, which is on the first floor, has a living room with built-in floor-to-ceiling shelves, a dining or a TV room, 2 or 3 bedrooms, a kitchen, and a full bath. Off the kitchen is a beautiful sliding glass door that leads to an open porch. There is nice woodwork (decorative archways) and many clever, useful built-ins. You will l

Key facts

• Exterior entrance
• Sliding glass door
• Open porch

Tags

• ACCESSORY DWELLING UNIT
• 1 BEDROOM FULL BATH APARTMENT
• EXTERIOR ENTRANCE
• OPEN PORCH
• SLIDING GLASS DOOR
• ENCLOSED FRONT PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Resale property; Cedar construction
• Construction: Built as existing (year not specified); Cedar exterior; Stone foundation
• Exterior features: Gravel driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 49 x 132

Interior

• Kitchen: Dishwasher; Free-standing range; Gas oven; Gas range; Oven; Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Bedroom on main level; Walk-out basement access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

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 $6k of equity ($898 loan paydown + $5k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1915 — 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: 1.57% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.51%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

• ARV (median comp): $162,751
• List price: $129,900
• Delta: -20.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
384 Canisteo St	0.15mi	4/2.0	1,962 (+5%)	13mo	$172,000	$88	73
313 Arlington Pl	0.37mi	3/2.0 (-1)	1,896 (+2%)	4mo	$72,000	$38	72
44 Spruce St	0.49mi	4/2.5	1,799 (-3%)	5mo	$170,000	$94	65
33 E Vanscoter St	0.30mi	3/2.0 (-1)	2,002 (+8%)	10mo	$73,000	$36	60
67 Oak St	0.59mi	3/1.5 (-1)	1,822 (-2%)	12mo	$50,000	$27	51
45 Oak St	0.66mi	5/1.5 (+1)	1,886 (+1%)	11mo	$95,000	$50	51
439 Canisteo St	0.21mi	3/1.5 (-1)	1,592 (-14%)	10mo	$142,200	$89	50
106 Crosby St	0.36mi	4/1.5	1,672 (-10%)	18mo	$139,000	$83	49
258 High St	0.34mi	3/3.0 (-1)	1,682 (-10%)	14mo	$130,000	$77	47
99 Hill St	0.65mi	3/2.0 (-1)	1,756 (-6%)	10mo	$31,000	$18	46
151 Canisteo Ave	0.67mi	3/2.0 (-1)	1,972 (+6%)	10mo	$130,000	$66	46
6496 County Route 68	0.53mi	3/2.0 (-1)	1,648 (-12%)	10mo	$170,000	$103	43

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: 32.4%
• Equity multiple: 2.91×
• Total profit: $69,614
• Equity at exit: $65,465

10-year hold

• IRR: 31.8%
• Equity multiple: 5.77×
• Total profit: $173,667
• Equity at exit: $106,759

Cash invested: $36,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$133 /mo · $1,602/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $743

Break-even live

Break-even rent $1,100

Max offer price $129,900

Occupancy floor 59%

Sensitivity live

Price	-10% $816	-5% $780	+0% $743	+5% $706	+10% $669
Rent	-10% $582	-5% $662	+0% $743	+5% $824	+10% $904
Rate	-1.0pp $808	-0.5pp $776	base $743	+0.5pp $709	+1.0pp $675

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: $32,475
• Closing costs: $3,897
• 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	44d	1	0.69mi
15 Hakes Ave Unit 102 Hornell, NY	4.0	2.0	2000	$2,195	$1.10	44d	1	0.89mi
14 Willow Pl Hornell, NY	4.0	2.0	1726	$2,000	$1.16	44d	1	1.12mi

Listing history 2 events

1. 2026-05-08
   status Pending 772-char remark
2. 2026-04-29
   listed $134,000 Active 772-char remark

ⓘ 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: $1,602 · $133/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: +$297/yr (+$25/mo · 18.5%)

ⓘ 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 3/10 Moderate 8 d/yr ≥91°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: $24,483
• − Mortgage interest: −$7,276
• − Property taxes: −$1,602
• − Insurance: −$650
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$3,779
• Taxable income: $7,259
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $7,173/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

-3.1% since first listed

5 events — show timeline

• 2026-05-22 Pending — UNYREIS
• 2026-05-19 Relisted — UNYREIS
• 2026-05-19 Price Changed $129,900 UNYREIS
• 2026-05-08 Pending — UNYREIS
• 2026-04-29 Listed $134,000 UNYREIS

Property tax history

-0.7%/yr

Latest (2025): $1,602 · -0.4% YoY. Source: county tax records.