941 County Road 16 · Painted Post, NY 14812

$36,500

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 51 Days on market

Built 1900 1.25 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
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits on this 1.25-acre level parcel with well, septic, and electric already in place. The property includes a home and several outbuildings, offering a great starting point for your vision. The existing structures will benefit from renovation or redevelopment, with photos provided for transparency. Ideal for a new build, investment, or future plans, subject to Town approvals. Conveniently located near state land, Watkins Glen International, and the Finger Lakes.

Key facts

• 1.25 acre lot
• Built 1900
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $35k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#255 in NY, #4,036 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• Bradford Central School District (rural): math 40% / reading 30% proficiency, ranked #695 of 755 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 52 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($252 loan paydown + $3k appreciation (7.0% local appreciation)).
• Schuyler County population projected at -15% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,405 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.39% ✓
• Cap rate: 27.83%
• Cash-on-cash: 76.93%
• DSCR: 4.42
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $134,392
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
955 County Route 16	0.08mi	3/2.0	1,352 (+8%)	10mo	$145,000	$107	71

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

Projected returns pro-forma

7.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.7%
• Equity multiple: 6.00×
• Total profit: $51,150
• Equity at exit: $25,419

10-year hold

• IRR: 75.2%
• Equity multiple: 12.77×
• Total profit: $120,285
• Equity at exit: $48,399

Cash invested: $10,220 (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 14812

• Home prices YoY: 2.6%
• Active inventory: 16
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$191
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$15
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $600

Break-even live

Break-even rent $480

Max offer price $36,500

Occupancy floor 47%

Sensitivity live

Price	-10% $620	-5% $610	+0% $600	+5% $589	+10% $579
Rent	-10% $502	-5% $551	+0% $600	+5% $649	+10% $697
Rate	-1.0pp $618	-0.5pp $609	base $600	+0.5pp $590	+1.0pp $581

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: $9,125
• Closing costs: $1,095
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $36,500 Active 51 DOM
2. 2026-06-18
   days on market $36,500 Active 50 DOM
3. 2026-06-17
   days on market $36,500 Active 49 DOM
4. 2026-06-16
   days on market $36,500 Active 48 DOM
5. 2026-06-15
   days on market $36,500 Active 47 DOM
6. 2026-06-14
   days on market $36,500 Active 45 DOM
7. 2026-06-12
   days on market $36,500 Active 44 DOM
8. 2026-06-09
   days on market $36,500 Active 41 DOM
9. 2026-06-08
   days on market $36,500 Active 40 DOM
10. 2026-06-07
    days on market $36,500 Active 39 DOM
11. 2026-06-05
    days on market $36,500 Active 36 DOM
12. 2026-06-03
    days on market $36,500 Active 35 DOM
13. 2026-06-02
    days on market $36,500 Active 34 DOM
14. 2026-06-01
    days on market $36,500 Active 33 DOM
15. 2026-05-31
    days on market $36,500 Active 32 DOM
16. 2026-05-30
    days on market $36,500 Active 31 DOM
17. 2026-05-18
    price $36,500 480-char remark

    Show marketing remark (480 chars)

    Opportunity awaits on this 1.25-acre level parcel with well, septic, and electric already in place. The property includes a home and several outbuildings, offering a great starting point for your vision. The existing structures will benefit from renovation or redevelopment, with photos provided for transparency. Ideal for a new build, investment, or future plans, subject to Town approvals. Conveniently located near state land, Watkins Glen International, and the Finger Lakes.

18. 2026-04-29
    listed $39,000 Active 480-char remark

    Show marketing remark (480 chars)

    Opportunity awaits on this 1.25-acre level parcel with well, septic, and electric already in place. The property includes a home and several outbuildings, offering a great starting point for your vision. The existing structures will benefit from renovation or redevelopment, with photos provided for transparency. Ideal for a new build, investment, or future plans, subject to Town approvals. Conveniently located near state land, Watkins Glen International, and the Finger Lakes.

19. 2001-01-26
    soldstatus $35,000

ⓘ 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: $1,405 · $117/mo
• Projected year-2 tax: $1,405 · $117/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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,869
• − Mortgage interest: −$2,045
• − Property taxes: −$1,405
• − Insurance: −$849
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$1,062
• Taxable income: $7,129
• Est. tax owed @ 24.0%: −$1,711
• After-tax cash flow: $5,484/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: Bradford Central School District
• NCES district ID: 3605220
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $45,761
• Composite: 32.59/100
• National rank: #10815
• State rank: #695 of 755 in NY

Livability — Painted Post

• Score: 75/100
• State rank: #255
• US rank: #4036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,795
• Population (ZIP): 2,961

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 17,999 people
• By 2030: 17,676 · -1.8%
• By 2040: 16,586 · -7.9%
• By 2050: 15,322 · -14.9%
• By 2075: 13,004 · -27.8%
• By 2100: 10,752 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Iranian 4% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Schuyler

• 2024 margin: Strong R (+21.0) · D 39.5% · R 60.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+17.6 2016: R+28.7 2012: R+7.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.05%
• Current HPI: 276.1726
• 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

+4.3% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $36,500 UNYREIS
• 2026-04-29 Listed $39,000 UNYREIS
• 2001-01-26 Sold (Public Records) $35,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,405 · +3.1% YoY. Source: county tax records.