53 Church St · Savona, NY 14879

$300,000

6 bd · 2.0 ba · 2,736 sqft · MultiFamily · 19 Days on market

Built 1900 Good condition 0.28 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).

• Cash flow +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

FULLY UPDATED DUPLEX offering an excellent opportunity for investors or owner-occupants. This well-maintained Side By Side Duplex features 3 Bedroom 1 Bath, FIRST FLOOR LAUNDRY, updated kitchen, Formal Dining Room and spacious Living and FULL BASEMENT on each side. Numerous updates including Luxury Vinyl Flooring, UPDATED BATHROOMS, HARDWOOD FLOORS, covered front and back porch, fresh paint throughout and DETACHED GARAGE. Blending modern convenience with classic charm, each unit offers comfortable living spaces, plenty of storage and strong rental potential with one long term tenant and opportunity to rent other unit or owner occupy. Situated on a CORNER LOT with plenty of parking and easy

Key facts

• Formal dining room
• First floor laundry
• Updated bathrooms

Tags

• FIRST FLOOR LAUNDRY
• UPDATED KITCHEN
• FORMAL DINING ROOM
• SPACIOUS LIVING
• UPDATED BATHROOMS
• CORNER LOT

Property features AI

Finance

• Other: Multi-unit property with 2 total units; Separate gas and electric meters for each unit
• Financial info: Owner pays trash collection and water for rental units; Tenant pays all utilities; Operating expenses may include accounting, electric, fuel, insurance, legal, maintenance, trash, and utilities

Exterior

• Parking: Garage (1 car); Two or more unpaved parking spaces
• Utilities: Electricity connected with circuit breakers; Septic tank; Well water
• Home design: 2-story property; Resale condition
• Construction: Composite siding; Asphalt roof; Stone foundation; Existing structure
• Exterior features: Covered porch

Interior

• Flooring: Carpet; Ceramic tile; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Pull-down attic stairs; Window treatments; Drapes
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative. Per door: $-68/mo.
• To cash-flow at today's rent, offer at most $280k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (18.3% below list).
• Recommended offer: $245k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,050 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Campbell-Savona Central School District (rural): math 50% / reading 56% proficiency, ranked #334 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Campbell-Savona Elementary School (math 48% / reading 55%, grade C-, #1,041 of 2,108 statewide, top 50%, 457 students, 45% FRL); Campbell-Savona Junior/Senior High School (math 52% / reading 62%, grade C, #887 of 1,100 statewide, top 82%, 338 students, 36% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 11 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 $16k of equity ($2k loan paydown + $14k appreciation (4.6% 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $245,100 (18.3% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.63×
• Total profit: $53,031
• Equity at exit: $162,103

10-year hold

• IRR: 11.7%
• Equity multiple: 3.04×
• Total profit: $171,678
• Equity at exit: $273,441

Cash invested: $84,000 (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 14879

• Home prices YoY: 2.3%
• Active inventory: 11
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $2,451 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-137

Break-even live

Break-even rent $2,624

Max offer price $280,184

Occupancy floor —

Sensitivity live

Price	-10% $70	-5% $-33	+0% $-137	+5% $-241	+10% $-344
Rent	-10% $-331	-5% $-234	+0% $-137	+5% $-40	+10% $57
Rate	-1.0pp $14	-0.5pp $-61	base $-137	+0.5pp $-215	+1.0pp $-294

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,450
Total (2 units)			$2,451

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $300,000 Active 19 DOM
2. 2026-06-19
   days on market $300,000 Active 17 DOM
3. 2026-06-18
   days on market $300,000 Active 16 DOM
4. 2026-06-17
   days on market $300,000 Active 15 DOM
5. 2026-06-16
   days on market $300,000 Active 14 DOM
6. 2026-06-15
   days on market $300,000 Active 13 DOM
7. 2026-06-14
   days on market $300,000 Active 11 DOM
8. 2026-06-12
   days on market $300,000 Active 10 DOM
9. 2026-06-09
   days on market $300,000 Active 7 DOM
10. 2026-06-08
    days on market $300,000 Active 6 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $300,000 Active 5 DOM

ⓘ 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 3/10 Moderate 7 d/yr ≥93°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: $29,412
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − Depreciation: −$8,727
• Taxable loss: −$6,826
• Est. tax savings @ 24.0%: +$1,638
• After-tax cash flow: $-5/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This fully updated duplex is in good condition with minimal maintenance required. It offers excellent rental potential and is move-in ready.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract tenants
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract tenants ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Campbell-Savona Central School District
• NCES district ID: 3600020
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 56% ▲ 12.00%
• Median HH income: $49,653
• Composite: 45.22/100
• National rank: #2667
• State rank: #334 of 590 in NY

Livability — Savona

• Score: 58/100
• State rank: #1050
• US rank: #20815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savona, NY
• Population (ZIP): 2,345

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% Two or more races 5%
• Common ancestry: Subsaharan African 4% Romanian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 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: ▲ 4.56%
• Current HPI: 206.0792
• 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

1 event — show timeline

• 2026-06-02 Listed $300,000 UNYREIS