2 Campbell St · Bath, NY 14810

$26,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 61 Days on market

Built 1850 6,970 sqft lot ↓ 47% since listing

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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 +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW FURNACE, W/ D, STOVE, ROOF. NEWER PATIO, FENCE D YARD. 2 BEDROOMS UP WITH 3RD BEDROOM/DEN DOWN. A CUTE HOUSE! HARDWOOD FLOORS DOWN.

Key facts

• Near businesses
• Near shopping areas
• 6,970 sq ft lot

Tags

• NEAR BUSINESSES
• NEAR SHOPPING AREAS

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available with circuit breakers; Public water available; Sewer connected
• Home design: Single-story home; Shingle roof; Frame construction with vinyl siding; Existing/resale property
• Construction: Block and stone foundation
• Exterior features: Dirt driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 65 x 132 (0.16 acres)

Interior

• Kitchen: Country-style kitchen
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Country kitchen; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $26k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.6% vs local median 3.6% in Bath — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#533 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime D-, amenities F.
• Bath Central School District (town): math 38% / reading 44% proficiency, ranked #522 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $180 of loan paydown is wiped out by about $780 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 + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $6k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
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: 3.75% ✓
• Cap rate: 33.55%
• Cash-on-cash: 97.35%
• DSCR: 5.33
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $113,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Campbell St	0.00mi	3/1.0 (+1)	1,136 (0%)	1mo	$21,024	$19	94
14 S Fowler	0.18mi	3/2.0 (+1)	1,196 (+5%)	13mo	$120,000	$100	63
58 E Morris	0.17mi	2/1.0	966 (-15%)	20mo	$63,000	$65	51
26 Shannon St	0.58mi	3/1.5 (+1)	1,304 (+15%)	5mo	$170,000	$130	38
17 Fairview Dr	0.61mi	2/1.0	1,026 (-10%)	24mo	$142,000	$138	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 98.3%
• Equity multiple: 5.59×
• Total profit: $33,415
• Equity at exit: $3,877

10-year hold

• IRR: —
• Equity multiple: 11.66×
• Total profit: $77,591
• Equity at exit: $2,248

Cash invested: $7,280 (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 14810

• Home prices YoY: -18.8%
• Active inventory: 66
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $390/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $591

Break-even live

Break-even rent $227

Max offer price $26,000

Occupancy floor 34%

Sensitivity live

Price	-10% $609	-5% $600	+0% $591	+5% $582	+10% $573
Rent	-10% $514	-5% $552	+0% $591	+5% $629	+10% $668
Rate	-1.0pp $604	-0.5pp $597	base $591	+0.5pp $584	+1.0pp $577

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 W William St #201 Bath, NY	2.0	1.0	1100	$975	$0.89	44d	1	0.56mi

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   price $26,000
3. 2026-03-28
   price $30,400
4. 2026-02-26
   listed $32,000 Active
5. 2001-10-23
   soldstatus $45,500 136-char remark

   Show marketing remark (136 chars)

   NEW FURNACE, W/ D, STOVE, ROOF. NEWER PATIO, FENCE D YARD. 2 BEDROOMS UP WITH 3RD BEDROOM/DEN DOWN. A CUTE HOUSE! HARDWOOD FLOORS DOWN.

6. 2001-10-22
   soldstatus $45,500
7. 2001-01-01
   listed $49,500 136-char remark

   Show marketing remark (136 chars)

   NEW FURNACE, W/ D, STOVE, ROOF. NEWER PATIO, FENCE D YARD. 2 BEDROOMS UP WITH 3RD BEDROOM/DEN DOWN. A CUTE HOUSE! HARDWOOD FLOORS DOWN.

ⓘ 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 · 0% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$1,456
• − Property taxes: −$390
• − Insurance: −$130
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$756
• Taxable income: $7,095
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $5,384/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: Bath Central School District
• NCES district ID: 3604050
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 44% ▲ 8.00%
• Median HH income: $38,973
• Composite: 34.25/100
• National rank: #5254
• State rank: #522 of 590 in NY

Livability — Bath

• Score: 68/100
• State rank: #533
• US rank: #9644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bath, NY
• Population (ZIP): 11,412

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 (94%)
• Race & ethnicity: White 94% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▼ -44.58%
• Current HPI: 193.0727
• 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

-47.5% since first listed

7 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-21 Price Changed $26,000 UNYREIS
• 2026-03-28 Price Changed $30,400 UNYREIS
• 2026-02-26 Listed $32,000 UNYREIS
• 2001-10-23 Sold (MLS) $45,500 UNYREIS
• 2001-10-22 Sold (Public Records) $45,500 Public Records
• 2001-01-01 Listed $49,500 UNYREIS

Property tax history

+1.4%/yr

Latest (2025): $2,776 · +5.6% YoY. Source: county tax records.