10191 State Route 53 · Prattsburgh, NY 14873

$62,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 92 Days on market

Built 1900 5.00 ac lot Est $55k · 12% over

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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
• Appreciation +10.0/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0

Listing remarks

A two bedroom house, one of the bedrooms and bathroom are on the first floor. The house has had major work done to the foundation and has a new steel roof, just needs you to add the finishing touches to the inside. The vinyl siding is on the property ready to be installed, newer windows. 5 acres with 600' of frontage on State Route 53, ready for a small farm or business.

Key facts

• Barn
• State route 53
• Acre lot

Tags

• ACRE LOT
• STATE ROUTE 53
• BARN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,060 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools C-, health & safety D, crime F.
• Prattsburgh Central School District (rural): math 40% / reading 50% proficiency, ranked #572 of 755 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 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 $7k of equity ($429 loan paydown + $6k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.91% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.45%
• DSCR: 2.31
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $55,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10191 State Route 53	0.00mi	2/1.0 (-1)	1,152 (0%)	1mo	$55,000	$48	94

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

Projected returns pro-forma

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

5-year hold

• IRR: 46.7%
• Equity multiple: 4.51×
• Total profit: $60,966
• Equity at exit: $55,855

10-year hold

• IRR: 40.6%
• Equity multiple: 10.12×
• Total profit: $158,330
• Equity at exit: $120,452

Cash invested: $17,360 (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 14873

• Home prices YoY: 4.2%
• Active inventory: 13
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$156 /mo · $1,877/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $426

Break-even live

Break-even rent $642

Max offer price $62,000

Occupancy floor 59%

Sensitivity live

Price	-10% $461	-5% $444	+0% $426	+5% $408	+10% $391
Rent	-10% $333	-5% $379	+0% $426	+5% $473	+10% $519
Rate	-1.0pp $457	-0.5pp $442	base $426	+0.5pp $410	+1.0pp $394

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-10
   status Pending
2. 2026-01-08
   listed $62,000 Active
3. 2018-09-14
   soldstatus $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: $1,877 · $156/mo
• Projected year-2 tax: $1,877 · $156/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 2/10 Low 7 d/yr ≥91°F today · 17 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: $14,179
• − Mortgage interest: −$3,473
• − Property taxes: −$1,877
• − Insurance: −$310
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$1,804
• Taxable income: $4,446
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $4,045/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: Prattsburgh Central School District
• NCES district ID: 3623790
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $45,313
• Composite: 40.39/100
• National rank: #7741
• State rank: #572 of 755 in NY

Livability — Prattsburgh

• Score: 58/100
• State rank: #1060
• US rank: #21169

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,937
• Population (ZIP): 1,937

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 6% Asian 2%
• Common ancestry: Iranian 5% Romanian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Other Asian/Pacific 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: ▲ 16.32%
• Current HPI: 399.9698
• 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

+37.8% since first listed

3 events — show timeline

• 2026-04-10 Pending — UNYREIS
• 2026-01-08 Listed $62,000 UNYREIS
• 2018-09-14 Sold (Public Records) $45,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,877 · +10.4% YoY. Source: county tax records.