9174 County Route 74 · Keuka Park, NY 14840

$114,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 60 Days on market

Built 1930 0.29 ac lot Est $105k · 9% over

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +7.6/10.0
• Schools +5.1/10.0
• ARV discount +3.6/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This perfect starter home is waiting for it's finishing touches! In the quaint town of Pulteney, you are close to the Keuka Lake Wine Trail and all that the surrounding towns have to offer. This home boasts a large living room area and country kitchen. There is a new roof, new septic and new floor in the living room.

Key facts

• Large back yard
• New appliances
• New roof

Tags

• LARGE BACK YARD
• NEW APPLIANCES
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 1.1% in Keuka Park — 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 66/100 on livability (#656 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, cost of living B+; Watch: health & safety D, amenities F, commute F.
• Hammondsport Central School District (rural): math 61% / reading 55% proficiency, ranked #305 of 755 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 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 $7k of equity ($788 loan paydown + $6k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $104,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9174 County Route 74	0.00mi	2/1.0	1,104 (0%)	1mo	$105,000	$95	99

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

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.75×
• Total profit: $55,714
• Equity at exit: $66,011

10-year hold

• IRR: 26.4%
• Equity multiple: 5.50×
• Total profit: $143,587
• Equity at exit: $115,108

Cash invested: $31,920 (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 14840

• Home prices YoY: 1.8%
• Active inventory: 44
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$135 /mo · $1,623/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $441

Break-even live

Break-even rent $988

Max offer price $114,000

Occupancy floor 66%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-03-16
   status Pending
2. 2026-02-02
   price $114,000
3. 2026-01-15
   listed $119,000 Active
4. 2024-04-11
   soldstatus $100,000 Closed 318-char remark

   Show marketing remark (318 chars)

   This perfect starter home is waiting for it's finishing touches! In the quaint town of Pulteney, you are close to the Keuka Lake Wine Trail and all that the surrounding towns have to offer. This home boasts a large living room area and country kitchen. There is a new roof, new septic and new floor in the living room.

5. 2024-02-19
   status Pending 318-char remark

   Show marketing remark (318 chars)

   This perfect starter home is waiting for it's finishing touches! In the quaint town of Pulteney, you are close to the Keuka Lake Wine Trail and all that the surrounding towns have to offer. This home boasts a large living room area and country kitchen. There is a new roof, new septic and new floor in the living room.

6. 2023-12-11
   listed $110,000 Active 318-char remark

   Show marketing remark (318 chars)

   This perfect starter home is waiting for it's finishing touches! In the quaint town of Pulteney, you are close to the Keuka Lake Wine Trail and all that the surrounding towns have to offer. This home boasts a large living room area and country kitchen. There is a new roof, new septic and new floor in the living room.

7. 2023-11-30
   historical
8. 2023-08-28
   price $115,000
9. 2023-07-10
   price $122,000
10. 2023-06-06
    listed $127,000 Active
11. 2023-02-15
    soldstatus $86,000
12. 2023-02-10
    soldstatus $86,000 Closed Sale or Rented
13. 2022-12-10
    status Under Contract- Do Not Show
14. 2022-11-18
    price $92,000
15. 2022-10-24
    listed $99,000 Active
16. 2013-07-11
    soldstatus $45,003
17. 2013-07-10
    soldstatus $47,875
18. 2013-03-01
    listed $49,900
19. 2013-02-28
    historical
20. 2012-08-28
    listed $53,900

ⓘ 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: $1,623 · $135/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$152/yr (+$13/mo · 9.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $18,558
• − Mortgage interest: −$6,386
• − Property taxes: −$1,623
• − Insurance: −$570
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$3,316
• Taxable income: $3,693
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $4,407/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: Hammondsport Central School District
• NCES district ID: 3613470
• Math proficiency: 61% ▲ 4.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $51,927
• Composite: 51.3/100
• National rank: #3724
• State rank: #305 of 755 in NY

Livability — Keuka Park

• Score: 66/100
• State rank: #656
• US rank: #12202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,514

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 2% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 5% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▲ 5.20%
• Current HPI: 287.3925
• 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

+111.5% since first listed

20 events — show timeline

• 2026-03-16 Pending — UNYREIS
• 2026-02-02 Price Changed $114,000 UNYREIS
• 2026-01-15 Listed $119,000 UNYREIS
• 2024-04-11 Sold (MLS) $100,000 UNYREIS
• 2024-02-19 Pending — UNYREIS
• 2023-12-11 Listed $110,000 UNYREIS
• 2023-11-30 Listing Removed — UNYREIS
• 2023-08-28 Price Changed $115,000 UNYREIS
• 2023-07-10 Price Changed $122,000 UNYREIS
• 2023-06-06 Listed $127,000 UNYREIS
• 2023-02-15 Sold (Public Records) $86,000 Public Records
• 2023-02-10 Sold (MLS) $86,000 UNYREIS
• 2022-12-10 Pending — UNYREIS
• 2022-11-18 Price Changed $92,000 UNYREIS
• 2022-10-24 Listed $99,000 UNYREIS
• 2013-07-11 Sold (Public Records) $45,003 Public Records
• 2013-07-10 Sold (MLS) $47,875 UNYREIS
• 2013-03-01 Listed $49,900 UNYREIS
• 2013-02-28 Listing Removed — UNYREIS
• 2012-08-28 Listed $53,900 UNYREIS

Property tax history

-0.1%/yr

Latest (2025): $1,623 · +3.7% YoY. Source: county tax records.