4891 Mcmaster · Cameron, NY 14819

$141,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 29 Days on market

Built 1950 5.02 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Cozy country cabin on 5 acres with a pond located near State Land in Steuben County. Tucked back off the gravel road is this recently remodeled cabin with two bedrooms, kitchen, full bathroom, and a loft.   The entire cabin has been updated featuring new flooring throughout.   The kitchen includes new cabinets, counter tops, and appliances.   Surrounded by a large yard, apple trees, and large willow trees, you’ll be sure to enjoy watching the wildlife from the back deck of this very quiet and private setting. A nice-sized pond, with a new wooden dock, is located just a short walk from the cabin.   From there, a mowed trail leads back to a small shed perfect for storing your lawn mower or ATV.   Endless recreational opportunities await with more than 2,5000 acres of State Land located nearby, including Cameron State Forest and Cameron Mills State Forest, and the Canisteo River located just down the road for fishing, swimming, and kayaking. Don’t miss your chance at owning a fully furnished, turn-key cabin with a drilled well and holding tank.   Make this a country retreat of your own today!  Conveniently located 15 miles west of Addison, NY and 90 miles north of Williamsport, PA.

Key facts

• Roof
• Pond
• Updated

Tags

• 5.02 ACRES
• POND
• UPDATED
• NEW FLOOR
• NEWER WINDOWS
• ROOF

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (32.5% below list).
• Recommended offer: $95k (32.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Addison Central School District (rural): math 32% / reading 35% proficiency, ranked #563 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tuscarora Elementary School (math 16% / reading 27%, grade F, #1,941 of 2,108 statewide, top 92%, 423 students, 49% FRL); Addison Middle/High School (math 44% / reading 43%, grade F, #1,043 of 1,100 statewide, top 95%, 546 students, 43% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($975 loan paydown + $14k appreciation (10.0% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $116k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,105 (32.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.51%
• DSCR: 0.67
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $61,087
• Equity at exit: $127,024

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $192,323
• Equity at exit: $273,932

Cash invested: $39,480 (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 14819

• Home prices YoY: 3.6%
• Active inventory: 9
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$739
• Tax from tax record: −$200 /mo · $2,402/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-247

Break-even live

Break-even rent $1,264

Max offer price $97,360

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-207	+0% $-247	+5% $-287	+10% $-327
Rent	-10% $-322	-5% $-285	+0% $-247	+5% $-209	+10% $-172
Rate	-1.0pp $-176	-0.5pp $-211	base $-247	+0.5pp $-284	+1.0pp $-321

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: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-23
   status Pending
2. 2026-03-25
   price $141,000
3. 2026-03-25
   listed $139,000 Active
4. 2025-04-21
   historical
5. 2025-02-18
   status Pending
6. 2025-02-04
   price $129,900
7. 2025-01-27
   price $136,900
8. 2025-01-16
   price $139,900
9. 2024-11-26
   listed $149,900 Active
10. 2022-03-31
    soldstatus $115,950
11. 2022-03-24
    soldstatus $115,950 Closed Sale or Rented 1244-char remark

    Show marketing remark (1244 chars)

    Cozy country cabin on 5 acres with a pond located near State Land in Steuben County. Tucked back off the gravel road is this recently remodeled cabin with two bedrooms, kitchen, full bathroom, and a loft.   The entire cabin has been updated featuring new flooring throughout.   The kitchen includes new cabinets, counter tops, and appliances.   Surrounded by a large yard, apple trees, and large willow trees, you’ll be sure to enjoy watching the wildlife from the back deck of this very quiet and private setting. A nice-sized pond, with a new wooden dock, is located just a short walk from the cabin.   From there, a mowed trail leads back to a small shed perfect for storing your lawn mower or ATV.   Endless recreational opportunities await with more than 2,5000 acres of State Land located nearby, including Cameron State Forest and Cameron Mills State Forest, and the Canisteo River located just down the road for fishing, swimming, and kayaking. Don’t miss your chance at owning a fully furnished, turn-key cabin with a drilled well and holding tank.   Make this a country retreat of your own today!  Conveniently located 15 miles west of Addison, NY and 90 miles north of Williamsport, PA.

12. 2022-03-24
    soldstatus $115,950

    Show marketing remark (1244 chars)

    Cozy country cabin on 5 acres with a pond located near State Land in Steuben County. Tucked back off the gravel road is this recently remodeled cabin with two bedrooms, kitchen, full bathroom, and a loft.   The entire cabin has been updated featuring new flooring throughout.   The kitchen includes new cabinets, counter tops, and appliances.   Surrounded by a large yard, apple trees, and large willow trees, you’ll be sure to enjoy watching the wildlife from the back deck of this very quiet and private setting. A nice-sized pond, with a new wooden dock, is located just a short walk from the cabin.   From there, a mowed trail leads back to a small shed perfect for storing your lawn mower or ATV.   Endless recreational opportunities await with more than 2,5000 acres of State Land located nearby, including Cameron State Forest and Cameron Mills State Forest, and the Canisteo River located just down the road for fishing, swimming, and kayaking. Don’t miss your chance at owning a fully furnished, turn-key cabin with a drilled well and holding tank.   Make this a country retreat of your own today!  Conveniently located 15 miles west of Addison, NY and 90 miles north of Williamsport, PA.

13. 2021-12-16
    status Under Contract- Do Not Show 1244-char remark

    Show marketing remark (1244 chars)

    Cozy country cabin on 5 acres with a pond located near State Land in Steuben County. Tucked back off the gravel road is this recently remodeled cabin with two bedrooms, kitchen, full bathroom, and a loft.   The entire cabin has been updated featuring new flooring throughout.   The kitchen includes new cabinets, counter tops, and appliances.   Surrounded by a large yard, apple trees, and large willow trees, you’ll be sure to enjoy watching the wildlife from the back deck of this very quiet and private setting. A nice-sized pond, with a new wooden dock, is located just a short walk from the cabin.   From there, a mowed trail leads back to a small shed perfect for storing your lawn mower or ATV.   Endless recreational opportunities await with more than 2,5000 acres of State Land located nearby, including Cameron State Forest and Cameron Mills State Forest, and the Canisteo River located just down the road for fishing, swimming, and kayaking. Don’t miss your chance at owning a fully furnished, turn-key cabin with a drilled well and holding tank.   Make this a country retreat of your own today!  Conveniently located 15 miles west of Addison, NY and 90 miles north of Williamsport, PA.

14. 2021-10-15
    listed $127,900 Active 1244-char remark

    Show marketing remark (1244 chars)

    Cozy country cabin on 5 acres with a pond located near State Land in Steuben County. Tucked back off the gravel road is this recently remodeled cabin with two bedrooms, kitchen, full bathroom, and a loft.   The entire cabin has been updated featuring new flooring throughout.   The kitchen includes new cabinets, counter tops, and appliances.   Surrounded by a large yard, apple trees, and large willow trees, you’ll be sure to enjoy watching the wildlife from the back deck of this very quiet and private setting. A nice-sized pond, with a new wooden dock, is located just a short walk from the cabin.   From there, a mowed trail leads back to a small shed perfect for storing your lawn mower or ATV.   Endless recreational opportunities await with more than 2,5000 acres of State Land located nearby, including Cameron State Forest and Cameron Mills State Forest, and the Canisteo River located just down the road for fishing, swimming, and kayaking. Don’t miss your chance at owning a fully furnished, turn-key cabin with a drilled well and holding tank.   Make this a country retreat of your own today!  Conveniently located 15 miles west of Addison, NY and 90 miles north of Williamsport, PA.

15. 2021-10-15
    listed $127,900

    Show marketing remark (1244 chars)

    Cozy country cabin on 5 acres with a pond located near State Land in Steuben County. Tucked back off the gravel road is this recently remodeled cabin with two bedrooms, kitchen, full bathroom, and a loft.   The entire cabin has been updated featuring new flooring throughout.   The kitchen includes new cabinets, counter tops, and appliances.   Surrounded by a large yard, apple trees, and large willow trees, you’ll be sure to enjoy watching the wildlife from the back deck of this very quiet and private setting. A nice-sized pond, with a new wooden dock, is located just a short walk from the cabin.   From there, a mowed trail leads back to a small shed perfect for storing your lawn mower or ATV.   Endless recreational opportunities await with more than 2,5000 acres of State Land located nearby, including Cameron State Forest and Cameron Mills State Forest, and the Canisteo River located just down the road for fishing, swimming, and kayaking. Don’t miss your chance at owning a fully furnished, turn-key cabin with a drilled well and holding tank.   Make this a country retreat of your own today!  Conveniently located 15 miles west of Addison, NY and 90 miles north of Williamsport, PA.

16. 2020-01-21
    soldstatus $30,000
17. 2020-01-16
    soldstatus $30,000
18. 2019-07-22
    listed $45,000

ⓘ 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: $2,402 · $200/mo
• Projected year-2 tax: $2,402 · $200/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 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: $11,413
• − Mortgage interest: −$7,898
• − Property taxes: −$2,402
• − Insurance: −$705
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$4,102
• Taxable loss: −$5,521
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $-1,639/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: Addison Central School District
• NCES district ID: 3602370
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $44,519
• Composite: 28.58/100
• National rank: #6720
• State rank: #563 of 590 in NY

Livability — Cameron

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 633

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 (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Polish 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 93% English-only · German/W. Germanic 7%

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: ▲ 12.20%
• Current HPI: 347.3685
• 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

+213.3% since first listed

18 events — show timeline

• 2026-04-23 Pending — UNYREIS
• 2026-03-25 Price Changed $141,000 UNYREIS
• 2026-03-25 Listed $139,000 UNYREIS
• 2025-04-21 Listing Removed — CNYIS
• 2025-02-18 Pending — CNYIS
• 2025-02-04 Price Changed $129,900 CNYIS
• 2025-01-27 Price Changed $136,900 CNYIS
• 2025-01-16 Price Changed $139,900 CNYIS
• 2024-11-26 Listed $149,900 CNYIS
• 2022-03-31 Sold (Public Records) $115,950 Public Records
• 2022-03-24 Sold (MLS) $115,950 UNYREIS
• 2022-03-24 Sold (MLS) $115,950 CNYIS
• 2021-12-16 Pending — CNYIS
• 2021-10-15 Listed $127,900 UNYREIS
• 2021-10-15 Listed $127,900 CNYIS
• 2020-01-21 Sold (Public Records) $30,000 Public Records
• 2020-01-16 Sold (MLS) $30,000 UNYREIS
• 2019-07-22 Listed $45,000 UNYREIS

Property tax history

+5.7%/yr

Latest (2025): $2,402 · +4.6% YoY. Source: county tax records.