43 Sandys Ln · Horseheads, NY 14845

$298,900

3 bd · 3.0 ba · 3,276 sqft · SingleFamily public records · 201 Days on market

Built 1968 0.41 ac lot

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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 +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stroll the curved paver walkway to this spacious 4 bedroom, 3 full baths, raised ranch with a four season vaulted ceiling sunroom! A brand-new, large shaded deck is perfect for splendid sunset views! There is also a comfortable patio area with an outdoor fire pit to enjoy those mild summer evenings. This home sports a three-car garage and is located on a beautiful lot in the peaceful Orchard Knoll subdivision. It features new flooring with new carpeting in the living room, hallway, stairs, and modern wood-design vinyl flooring in both the basement bedroom and the main kitchen, which showcases a modern stainless-steel stove and refrigerator with a built-in convenient water and ice dispenser.

Key facts

• In-law suite
• Southern exposure
• Wet bar

Tags

• RAISED RANCH
• SPACIOUS SUNROOM
• VAULTED CEILINGS
• SOUTHERN EXPOSURE
• IN-LAW SUITE
• WET BAR

Property features AI

Finance

• Other: Additional property amenities and specifics require sign-in to view
• Financial info: Financial details available with registration
• HOA & community: HOA/community details available with registration

Exterior

• Parking: Parking details available with registration
• Security: Security features available with registration
• Utilities: Utility details available with registration
• Home design: Property type and layout details available with registration
• Construction: Construction and year-built information available with registration
• Exterior features: Property includes exterior amenities (sign-in required for full details)

Interior

• Interior features: Open living spaces

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.1% in Horseheads — 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 69/100 on livability (#494 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, schools B; Watch: crime D+, 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $190k; list at $299k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $263,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 1.51% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.71%
• DSCR: 1.79
• GRM: 5.5

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $30,440
• Equity at exit: $44,567

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $128,692
• Equity at exit: $25,843

Cash invested: $83,692 (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: 5.5×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,567
• Tax from tax record: −$628 /mo · $7,537/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $1,235

Break-even live

Break-even rent $2,937

Max offer price $298,900

Occupancy floor 68%

Sensitivity live

Price	-10% $1,404	-5% $1,319	+0% $1,235	+5% $1,150	+10% $1,066
Rent	-10% $879	-5% $1,057	+0% $1,235	+5% $1,413	+10% $1,590
Rate	-1.0pp $1,385	-0.5pp $1,311	base $1,235	+0.5pp $1,157	+1.0pp $1,079

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: $74,725
• Closing costs: $8,967
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 S Main St Horseheads, NY	4.0	3.0	2945	$4,500	$1.53	44d	1	0.95mi

Listing history 17 events

1. 2026-05-11
   status Pending
2. 2026-03-13
   historical Active Under Contract
3. 2025-11-26
   price $298,900
4. 2025-10-21
   listed $299,900 Active
5. 2016-06-01
   historical
6. 2016-03-14
   listed $189,900
7. 2014-09-15
   historical
8. 2014-07-21
   listed $195,500
9. 2013-01-03
   historical
10. 2012-06-19
    listed $195,900
11. 2010-12-27
    soldstatus $189,500
12. 2010-12-27
    soldstatus $189,500
13. 2010-12-22
    soldstatus $189,500
14. 2010-07-07
    listed $195,900
15. 2006-09-12
    soldstatus $180,000
16. 2006-09-11
    soldstatus $180,000
17. 2006-06-01
    listed $189,900

ⓘ 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: $7,537 · $628/mo
• Projected year-2 tax: $7,537 · $628/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 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: $54,000
• − Mortgage interest: −$16,743
• − Property taxes: −$7,537
• − Insurance: −$1,494
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$8,695
• Taxable income: $10,890
• Est. tax owed @ 24.0%: −$2,614
• After-tax cash flow: $12,205/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

• Score: 69/100
• State rank: #494
• US rank: #8689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+57.4% since first listed

17 events — show timeline

• 2026-05-11 Pending — UNYREIS
• 2026-03-13 Contingent — UNYREIS
• 2025-11-26 Price Changed $298,900 UNYREIS
• 2025-10-21 Listed $299,900 UNYREIS
• 2016-06-01 Listing Removed — UNYREIS
• 2016-03-14 Listed $189,900 UNYREIS
• 2014-09-15 Listing Removed — UNYREIS
• 2014-07-21 Listed $195,500 UNYREIS
• 2013-01-03 Listing Removed — UNYREIS
• 2012-06-19 Listed $195,900 UNYREIS
• 2010-12-27 Sold (Public Records) $189,500 Public Records
• 2010-12-27 Sold (Public Records) $189,500 Public Records
• 2010-12-22 Sold (MLS) $189,500 UNYREIS
• 2010-07-07 Listed $195,900 UNYREIS
• 2006-09-12 Sold (Public Records) $180,000 Public Records
• 2006-09-11 Sold (MLS) $180,000 UNYREIS
• 2006-06-01 Listed $189,900 UNYREIS

Property tax history

+2.0%/yr

Latest (2025): $7,537 · +17.2% YoY. Source: county tax records.