What SBA's own loan files show about lending in the Corning, NY Micro Area, every asset class together, and what a feasibility study for a project there has to test.
For Corning, NY, SBA's files show 191 approvals in FY2017 to FY2026, with $45.9 million in gross dollars, in a micropolitan area. Corning, NY is distinctive on loan size: its $60,000 median loan is 0.29x of the national median, a Corning gap past our margin. Corning ranks as a mid-table area, 321 of 928 by loan count. In Corning, NY, every asset class is pooled for Corning. That view of Corning is missing from NY and national tables.
$25,000 to $182,000 spans the middle half of Corning loans, and $60,000 is the median. Outside data makes Corning requests look heavy; at 0.29x, Corning is well below the national level. Corning: no program count is printed. In Corning, one program rests on very few of 191 loans; withheld never means zero. Corning franchise loans reach 3.7%, so brand standards often shape a Corning request there.
Tracked classes in Corning, with loan counts: full-service restaurant 16, limited-service restaurant 10, beverage manufacturing 9, automotive mechanical repair 8. Corning also holds 118 loans outside every tracked class; Corning small business lending shows here. Corning lending concentrates by county: Steuben County, NY (191 loans). Corning 7(a) lending is led by 84 loans at Five Star Bank (NY) ($4.3 million); 18 loans at Manufacturers and Traders Trust Company ($2.9 million); 17 loans at First Heritage Federal Credit Union ($4.1 million). SBA keeps records of Corning loans each lender holds or held; Five Star Bank (NY) leads with 84, and no Corning lender is judged.
Corning approvals peaked in FY2017 at 34 loans and $2.4 million, bottomed at 9 in FY2020, and ended FY2026 at 10, lower than the 34 of FY2017. Corning cancellations stand at 7.0%, a floor, for Corning approvals in FY2017 to FY2024; Corning's ceiling is withheld, never zero in Corning. Corning: no charge-off floor is printed. Its Corning cohort is too thin; Corning withholds it; withheld is not zero. Corning faces a geography limit: Corning, NY uses the July 2023 definition; 191 loans are matched by county, and unplaceable Corning loans are omitted, so Corning counts and rates are floors.
A Corning feasibility study begins with Corning demand from the right counties: Steuben County, NY leads the loan counts, though Corning is wider. If a Corning concept resembles full-service restaurant, Corning offers size and lender precedent; other Corning concepts must rest on their own Corning evidence. Corning quotes should price construction and equipment. Then Corning debt service coverage is tested at $60,000, and again at $182,000. Corning is micropolitan, so a Corning appraisal should say how thin the Corning comparables are. The Corning record frames questions, and each lender in Corning decides on its own.
| Loans approved, FY2017 to FY2026 | 191 |
|---|---|
| Gross dollars approved | $45.9 million |
| Median loan | $60,000 |
| Middle half of loans, from | $25,000 |
| Middle half of loans, to | $182,000 |
| SBA 7(a) loans | withheld |
| SBA 504 loans | withheld |
| Franchise share of loans | 3.7% |
| Rank among metro and micro areas by loans | 321 of 928 |
| Median loan against the national median | 0.29x |
| Cancelled after approval, FY2017 to FY2024 approvals (a floor) | 7.0% |
|---|---|
| The same, counting loans still undisbursed as cancelled (a ceiling) | withheld |
| Charged off to date, FY2017 to FY2021 disbursed loans (a floor) | withheld |
Both rates are floors. SBA withholds the status of open loans, so a loan counts as charged off only once SBA reports it; a rate needs at least 30 loans in its cohort and is otherwise not reported.
SBA loans approved in the Corning, NY Micro Area, by fiscal year
| Fiscal year | Loans | Dollars |
|---|---|---|
| FY2017 | 34 | $2.4 million |
| FY2018 | 24 | $1.8 million |
| FY2019 | 21 | $8.3 million |
| FY2020 | 9 | $687,500 |
| FY2021 | 17 | $3.9 million |
| FY2022 | 13 | $2.1 million |
| FY2023 | 15 | $2.2 million |
| FY2024 | 25 | $8.8 million |
| FY2025 | 23 | $10.6 million |
| FY2026 | 10 | $5.1 million |
| Asset class | Loans |
|---|---|
| Not in any of the 39 asset classes | 118 |
| Full-service restaurant | 16 |
| Limited-service restaurant | 10 |
| Beverage manufacturing (breweries, wineries, distilleries) | 9 |
| Automotive mechanical repair (car and truck) | 8 |
| Fitness center | 5 |
Classes with 5 or more loans; smaller ones are withheld, and more where a small one could be derived.
| Lender | Loans | Dollars |
|---|---|---|
| Five Star Bank (NY) | 84 | $4.3 million |
| Manufacturers and Traders Trust Company | 18 | $2.9 million |
| First Heritage Federal Credit Union | 17 | $4.1 million |
| Chemung Canal Trust Company | 9 | $1.2 million |
| Community Bank, National Association | 9 | $821,500 |
Lenders with 5 or more loans here; a lender with fewer is not listed, and loans SBA or a receiver holds are counted but never listed as a lender.
| County | Loans |
|---|---|
| Steuben County, NY | 191 |
Counties with 5 or more loans; smaller ones are not listed.
Metro is the CBSA (metropolitan or micropolitan statistical area) of the loan's project county, July 2023 delineation (OMB Bulletin 23-01). The county is matched by name (manifests/ld2/county-cbsa-map.csv); a loan whose county cannot be placed in a 2023 CBSA is left out of every metro.
All assets: every 7(a) and 504 approval in the metro, including those outside the 39 asset classes.
A value marked withheld rests on fewer than 5 loans, or is withheld so that such a figure cannot be derived from other published figures.
Source: U.S. Small Business Administration, 7(a) and 504 loan-level FOIA files (data.sba.gov), as of 2026-09-30; areas from the U.S. Census Bureau CBSA delineation, July 2023 (OMB Bulletin 23-01); Loan Analytics metro cell MT-18500.
A worked example of the feasibility study a lender would read for a short-term rental project in New York, financed with a conventional bank loan.
Loan Analytics prepares the feasibility study a lender reads before it commits: for a commercial project in the Corning, NY Micro Area, financed under SBA 7(a), SBA 504, USDA Business and Industry or a conventional bank loan. Tell us the project and the lender's deadline, and we reply with scope, timeline and fee.
Start with the data.
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