2542 County Route 71 · Jasper, NY 14855

$39,900

8 bd · 1.0 ba · 1,968 sqft · SingleFamily public records · 280 Days on market

Built 1850 10,019 sqft lot $20/sqft · 75% below area ↓ 19% since listing

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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 +8.5/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come put your finishing touches on this large farmhouse settled in the quiet Town of Jasper! Step inside and see the potential, multiple gutted rooms allow for flexibility in design. Large bay windows are a focal point and allow for plenty of natural light. Upstairs, multiple spacious areas can be made into bedrooms. Outside, a large corner lot provides plenty of yard space, close proximity to all the amenities that Jasper has to offer! Don't miss your chance to put your mark on this property!

Key facts

• Large bay windows
• Plenty of yard space
• Large corner lot

Tags

• LARGE FARMHOUSE
• LARGE BAY WINDOWS
• LARGE CORNER LOT
• PLENTY OF YARD SPACE
• CLOSE PROXIMITY TO AMENITIES

What this means for you Summary

Snapshot

• This is a 8-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Jasper-Troupsburg Central School District (rural): math 61% / reading 56% proficiency, ranked #319 of 755 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 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 $3k of equity ($276 loan paydown + $3k appreciation (7.0% 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 (7.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 5.0% of price; built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 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 1850 — 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. 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.
7. 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.
8. 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: 3.54% ✓
• Cap rate: 28.04%
• Cash-on-cash: 77.67%
• DSCR: 4.46
• GRM: 2.4

CMA / ARV

• ARV (median comp): $162,374
• List price: $39,900
• Delta: -75.43%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

7.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 85.4%
• Equity multiple: 6.39×
• Total profit: $60,182
• Equity at exit: $27,760

10-year hold

• IRR: 82.2%
• Equity multiple: 13.59×
• Total profit: $140,647
• Equity at exit: $52,830

Cash invested: $11,172 (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 14855

• Home prices YoY: 3.3%
• Active inventory: 3
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $723

Break-even live

Break-even rent $496

Max offer price $39,900

Occupancy floor 44%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $39,900 Active 280 DOM
2. 2026-06-17
   days on market $39,900 Active 279 DOM
3. 2026-06-16
   days on market $39,900 Active 278 DOM
4. 2026-06-15
   days on market $39,900 Active 277 DOM
5. 2026-06-13
   days on market $39,900 Active 275 DOM
6. 2026-06-12
   days on market $39,900 Active 274 DOM
7. 2026-06-09
   days on market $39,900 Active 271 DOM
8. 2026-06-08
   days on market $39,900 Active 270 DOM
9. 2026-06-07
   days on market $39,900 Active 269 DOM
10. 2026-06-05
    days on market $39,900 Active 267 DOM
11. 2026-06-04
    days on market $39,900 Active 265 DOM
12. 2026-06-02
    days on market $39,900 Active 264 DOM
13. 2026-06-01
    days on market $39,900 Active 263 DOM
14. 2026-05-31
    days on market $39,900 Active 262 DOM
15. 2025-09-11
    listed $39,900 Active 498-char remark

    Show marketing remark (498 chars)

    Come put your finishing touches on this large farmhouse settled in the quiet Town of Jasper! Step inside and see the potential, multiple gutted rooms allow for flexibility in design. Large bay windows are a focal point and allow for plenty of natural light. Upstairs, multiple spacious areas can be made into bedrooms. Outside, a large corner lot provides plenty of yard space, close proximity to all the amenities that Jasper has to offer! Don't miss your chance to put your mark on this property!

16. 2025-09-03
    historical
17. 2025-08-11
    price $39,000
18. 2025-08-04
    price $43,900
19. 2025-07-23
    listed $49,000 Active

ⓘ 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: $1,988 · $166/mo
• Projected year-2 tax: $1,988 · $166/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 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥91°F today · 18 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: $16,931
• − Mortgage interest: −$2,235
• − Property taxes: −$1,988
• − Insurance: −$200
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$1,161
• Taxable income: $8,639
• Est. tax owed @ 24.0%: −$2,073
• After-tax cash flow: $6,604/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: Jasper-Troupsburg Central School District
• NCES district ID: 3600007
• Math proficiency: 61% ▲ 9.00%
• Reading proficiency: 56% ▲ 8.00%
• Median HH income: $41,266
• Composite: 50.68/100
• National rank: #3935
• State rank: #319 of 755 in NY

Livability — Jasper

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

Census & demographics

• Population (ZIP): 890

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 (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Polish 5% Slovak 3% Romanian 2%
• Languages at home: 76% English-only · German/W. Germanic 24%

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: ▲ 7.04%
• Current HPI: 220.2326
• 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

-18.6% since first listed

5 events — show timeline

• 2025-09-11 Listed $39,900 UNYREIS
• 2025-09-03 Listing Removed — WNYREIS
• 2025-08-11 Price Changed $39,000 WNYREIS
• 2025-08-04 Price Changed $43,900 WNYREIS
• 2025-07-23 Listed $49,000 WNYREIS

Property tax history

+1.3%/yr

Latest (2025): $1,988 · +0.4% YoY. Source: county tax records.