4900 Meads Creek Rd · Campbell, NY 14870

$91,999

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 76 Days on market

Built 1930 0.27 ac lot Est $97k · 5% under

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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 +9.9/15.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted inside and out, newer roof, quiet area, close to Corning and Campbell! Easy commute for those stuck working in a building! Large back yard for gardening, fur babies, and two legged creatures that love to have fun! This home is available now and the Seller wants it SOLD! Just country enough to let you enjoy the peace and quiet, yet close enough to all of the local amenities! FP was never used by this couple so it should be inspected before use. Affordable starter home, or a great place to slow down from a busy life! Enjoy your showing! FLOOD INSURANCE MAY BE REQUIRED W/ LENDER

Key facts

• Decorative fireplace
• Modern lvp flooring
• Built-in bookshelves

Tags

• DECORATIVE FIREPLACE
• BUILT-IN BOOKSHELVES
• GLEAMING HARDWOOD FLOORS
• AMPLE CABINETRY SPACE
• MODERN LVP FLOORING
• RECENTLY UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#917 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, schools B; Watch: employment D+, health & safety D, crime F.
• Corning City School District (town): math 44% / reading 53% proficiency, ranked #406 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.4%/yr); 44 active listings in the ZIP; solid renter incomes; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,479 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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. 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: 1.50% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.19%
• DSCR: 1.76
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $97,236
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4900 Meads Creek Rd	0.00mi	2/1.0	876 (0%)	1mo	$96,800	$111	99

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.18×
• Total profit: $4,619
• Equity at exit: $13,717

10-year hold

• IRR: 11.0%
• Equity multiple: 1.73×
• Total profit: $18,930
• Equity at exit: $7,954

Cash invested: $25,760 (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 14870

• Home prices YoY: -28.8%
• Rents YoY: -1.4%
• Active inventory: 44
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $369

Break-even live

Break-even rent $916

Max offer price $91,999

Occupancy floor 68%

Sensitivity live

Price	-10% $421	-5% $395	+0% $369	+5% $343	+10% $317
Rent	-10% $260	-5% $314	+0% $369	+5% $424	+10% $478
Rate	-1.0pp $415	-0.5pp $392	base $369	+0.5pp $345	+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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-02
   status Pending
2. 2026-03-05
   historical Active Under Contract
3. 2026-02-24
   price $91,999
4. 2026-02-17
   price $93,999
5. 2026-02-16
   status Active
6. 2026-02-09
   historical Active Under Contract
7. 2026-01-27
   price $94,900
8. 2026-01-16
   listed $97,000 Active
9. 2022-09-29
   soldstatus $75,000 599-char remark

   Show marketing remark (599 chars)

   Freshly painted inside and out, newer roof, quiet area, close to Corning and Campbell! Easy commute for those stuck working in a building! Large back yard for gardening, fur babies, and two legged creatures that love to have fun! This home is available now and the Seller wants it SOLD! Just country enough to let you enjoy the peace and quiet, yet close enough to all of the local amenities! FP was never used by this couple so it should be inspected before use. Affordable starter home, or a great place to slow down from a busy life! Enjoy your showing! FLOOD INSURANCE MAY BE REQUIRED W/ LENDER

10. 2022-06-03
    listed $83,000 599-char remark

    Show marketing remark (599 chars)

    Freshly painted inside and out, newer roof, quiet area, close to Corning and Campbell! Easy commute for those stuck working in a building! Large back yard for gardening, fur babies, and two legged creatures that love to have fun! This home is available now and the Seller wants it SOLD! Just country enough to let you enjoy the peace and quiet, yet close enough to all of the local amenities! FP was never used by this couple so it should be inspected before use. Affordable starter home, or a great place to slow down from a busy life! Enjoy your showing! FLOOD INSURANCE MAY BE REQUIRED W/ LENDER

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $2,432 · $203/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,595
• − Mortgage interest: −$5,153
• − Property taxes: −$2,432
• − Insurance: −$460
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,676
• Taxable income: $3,218
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $3,656/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: Corning City School District
• NCES district ID: 3608400
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 53% ▲ 4.00%
• Median HH income: $53,042
• Composite: 41.8/100
• National rank: #3392
• State rank: #406 of 590 in NY

Livability — Campbell

• Score: 61/100
• State rank: #917
• US rank: #17948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Steuben County · 41,193 people
• Metro: Corning, NY
• Population (ZIP): 9,795
• Household income: $84,476
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 289.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Two or more races 5% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Italian 3% Slovak 2%
• Foreign-born: 8% · China, South Korea, Canada
• Languages at home: 90% English-only · Chinese 4% Other Indo-European 2% Korean 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: ▼ -70.45%
• Current HPI: 174.2287
• Rent YoY: ▼ -1.35%
• Metro: Corning, NY
• 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

+10.8% since first listed

10 events — show timeline

• 2026-04-02 Pending — UNYREIS
• 2026-03-05 Contingent — UNYREIS
• 2026-02-24 Price Changed $91,999 UNYREIS
• 2026-02-17 Price Changed $93,999 UNYREIS
• 2026-02-16 Relisted — UNYREIS
• 2026-02-09 Contingent — UNYREIS
• 2026-01-27 Price Changed $94,900 UNYREIS
• 2026-01-16 Listed $97,000 UNYREIS
• 2022-09-29 Sold (MLS) $75,000 UNYREIS
• 2022-06-03 Listed $83,000 UNYREIS

Property tax history

+76.2%/yr

Latest (2025): $2,432 · +7.5% YoY. Source: county tax records.