34 Breesport Rd #38 · Horseheads North, NY 14845

$39,900

2 bd · 2.0 ba · 980 sqft · Land public records

Built 1992 ↓ 23% 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 +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nicely maintained 67' x 14' singlewide in 55+ over park with great covered porch. Purchase is subject to Maplehurst Park approval. Lot rent is $600.00/month plush annual taxes of approximately $550.00

Key facts

• Parking
• Built 1992

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $40k.

Deal economics

• At list price, monthly cash flow is $50 ($599/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $40k).

Location & tenants

• Location reads 65/100 on livability (#670 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: schools C-, health & safety D, amenities F.
• Horseheads Central School District (suburban): math 44% / reading 58% proficiency, ranked #347 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 91 units permitted in Chemung County in 2024 (63 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Chemung County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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 $18k; list at $40k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.49% ✓
• Cap rate: 21.64%
• Cash-on-cash: 54.81%
• DSCR: 3.44
• GRM: 3.3

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-2,990
• Equity at exit: $5,949

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $2,699
• Equity at exit: $3,450

Cash invested: $11,172 (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 14845

• Home prices YoY: -24.9%
• Active inventory: 92
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $50

Break-even live

Break-even rent $932

Max offer price $39,900

Occupancy floor 90%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Level Acres Dr Unit B Horseheads, NY	1.0	1.0	800	$995	$1.24	43d	1	0.99mi

Listing history 18 events

1. 2026-04-16
   historical
2. 2026-04-16
   listed $39,900
3. 2025-10-31
   historical
4. 2025-09-26
   price $42,995
5. 2025-09-07
   price $45,995
6. 2025-09-04
   price $48,995
7. 2025-06-17
   price $49,900
8. 2025-04-28
   listed $54,900 Active
9. 2021-02-22
   historical
10. 2021-02-19
    listed $50,000
11. 2007-07-06
    soldstatus $18,000
12. 2007-06-14
    listed $18,000
13. 2005-06-29
    soldstatus $17,000
14. 2005-04-05
    listed $19,500
15. 2003-12-03
    soldstatus $25,000
16. 2003-10-31
    soldstatus $49,500
17. 2003-10-28
    listed $25,500
18. 2003-08-14
    listed $52,000

ⓘ 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 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,940
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$5,724
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$1,161
• Taxable income: $311
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $524/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: Horseheads Central School District
• NCES district ID: 3614850
• Math proficiency: 44% ▼ -19.00%
• Reading proficiency: 58% ▲ 3.00%
• Median HH income: $60,594
• Composite: 44.58/100
• National rank: #2781
• State rank: #347 of 590 in NY

Livability — Horseheads North

• Score: 65/100
• State rank: #670
• US rank: #12555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseheads North, NY
• Population (ZIP): 20,552

Population outlook (Chemung County) Hauer SSP2

• Today (2025): 82,931 people
• By 2030: 80,356 · -3.1%
• By 2040: 74,745 · -9.9%
• By 2050: 69,012 · -16.8%
• By 2075: 55,689 · -32.8%
• By 2100: 41,428 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Asian 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Chemung

• 2024 margin: R (+16.8) · D 41.6% · R 58.4%
• 2008→2024 swing: -15.6pp toward R · 2008: -1.2pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+13.4 2016: R+20.0 2012: R+2.9 2008: R+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.23%
• Current HPI: 247.777
• 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

-23.3% since first listed

18 events — show timeline

• 2026-04-16 Listed $39,900 UNYREIS
• 2026-04-16 Listing Removed — UNYREIS
• 2025-10-31 Listing Removed — UNYREIS
• 2025-09-26 Price Changed $42,995 UNYREIS
• 2025-09-07 Price Changed $45,995 UNYREIS
• 2025-09-04 Price Changed $48,995 UNYREIS
• 2025-06-17 Price Changed $49,900 UNYREIS
• 2025-04-28 Listed $54,900 UNYREIS
• 2021-02-22 Listing Removed — UNYREIS
• 2021-02-19 Listed $50,000 UNYREIS
• 2007-07-06 Sold (MLS) $18,000 UNYREIS
• 2007-06-14 Listed $18,000 UNYREIS
• 2005-06-29 Sold (MLS) $17,000 UNYREIS
• 2005-04-05 Listed $19,500 UNYREIS
• 2003-12-03 Sold (MLS) $25,000 UNYREIS
• 2003-10-31 Sold (MLS) $49,500 UNYREIS
• 2003-10-28 Listed $25,500 UNYREIS
• 2003-08-14 Listed $52,000 UNYREIS

Property tax history

+17.3%/yr

Latest (2025): $90,383 · +10.7% YoY. Source: county tax records.