14 Wolcott St · Camden, NY 13316

$89,900

3 bd · 1.5 ba · 1,368 sqft · SingleFamily public records · 334 Days on market

Built 1816 0.73 ac lot $66/sqft · 52% below area

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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 +29.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Flip Opportunity in Camden, NY! Located on Wolcott Street and offering just under ¾ of an acre (0.74 acres), this 4-bedroom, 2-bathroom home is bursting with potential. Whether you’re an investor or a handy homeowner, this property is the perfect canvas for your next renovation project. The spacious layout, generous lot, and quiet setting make it an ideal investment in the heart of Camden. With some vision and work, this home could be transformed into a beautiful and valuable asset. Don’t miss out on this diamond in the rough—opportunities like this don’t last long!

Key facts

• Generous lot
• Quiet setting
• Spacious layout

Tags

• JUST UNDER ¾ OF AN ACRE
• SPACIOUS LAYOUT
• GENEROUS LOT
• QUIET SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (26.5% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $66k (26.5% below list) — sets the bar for cash-flow.
• Cap rate 10.6% vs local median 3.0% in Camden — 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 68/100 on livability (#549 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Camden Central School District (rural): math 34% / reading 48% proficiency, ranked #504 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1816 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,109 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 334 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1816 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.0

CMA / ARV

• ARV (median comp): $189,144
• List price: $89,900
• Delta: -52.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Empey Ave	0.45mi	4/1.0 (+1)	1,368 (0%)	10mo	$155,608	$114	64
9976 Wolcott Hill Rd	0.57mi	2/1.5 (-1)	1,446 (+6%)	6mo	$138,020	$95	54
69 2nd St	0.36mi	3/1.5	1,535 (+12%)	18mo	$217,000	$141	47
24 Elm St	0.61mi	4/1.0 (+1)	1,384 (+1%)	22mo	$154,500	$112	44
16 Fayette St	0.67mi	3/1.0	1,520 (+11%)	12mo	$82,400	$54	38
2 Second St	0.52mi	4/1.0 (+1)	1,476 (+8%)	23mo	$189,900	$129	36
52 Liberty St	0.74mi	2/1.0 (-1)	1,273 (-7%)	15mo	$109,180	$86	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $40,714
• Equity at exit: $80,989

10-year hold

• IRR: 18.3%
• Equity multiple: 6.06×
• Total profit: $127,295
• Equity at exit: $174,656

Cash invested: $25,172 (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 13316

• Home prices YoY: 5.4%
• Active inventory: 55
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$37
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-135

Break-even live

Break-even rent $1,426

Max offer price $66,109

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-109	+0% $-135	+5% $-160	+10% $-186
Rent	-10% $-234	-5% $-184	+0% $-135	+5% $-85	+10% $-36
Rate	-1.0pp $-89	-0.5pp $-112	base $-135	+0.5pp $-158	+1.0pp $-182

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $89,900 Active 334 DOM
2. 2026-06-18
   days on market $89,900 Active 332 DOM
3. 2026-06-17
   days on market $89,900 Active 331 DOM
4. 2026-06-16
   days on market $89,900 Active 330 DOM
5. 2026-06-15
   days on market $89,900 Active 329 DOM
6. 2026-06-13
   days on market $89,900 Active 327 DOM
7. 2026-06-12
   days on market $89,900 Active 326 DOM
8. 2026-06-09
   days on market $89,900 Active 323 DOM
9. 2026-06-08
   days on market $89,900 Active 322 DOM
10. 2026-06-07
    days on market $89,900 Active 321 DOM
11. 2026-06-07
    days on market $89,900 Active 320 DOM
12. 2026-06-04
    days on market $89,900 Active 317 DOM
13. 2026-06-02
    days on market $89,900 Active 316 DOM
14. 2026-06-01
    days on market $89,900 Active 315 DOM
15. 2026-05-31
    days on market $89,900 Active 314 DOM
16. 2025-07-21
    listed $89,900 Active 603-char remark

    Show marketing remark (603 chars)

    Flip Opportunity in Camden, NY! Located on Wolcott Street and offering just under ¾ of an acre (0.74 acres), this 4-bedroom, 2-bathroom home is bursting with potential. Whether you’re an investor or a handy homeowner, this property is the perfect canvas for your next renovation project. The spacious layout, generous lot, and quiet setting make it an ideal investment in the heart of Camden. With some vision and work, this home could be transformed into a beautiful and valuable asset. Don’t miss out on this diamond in the rough—opportunities like this don’t last long!

17. 2022-08-24
    soldstatus $75,000 Closed Sale or Rented 13-char remark

    Show marketing remark (13 chars)

    Owner Finance

18. 2022-08-22
    listed $75,000 Active 13-char remark

    Show marketing remark (13 chars)

    Owner Finance

19. 2015-04-28
    soldstatus $50,000

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,061
• − Mortgage interest: −$5,036
• − Property taxes: −$1,882
• − Insurance: −$5,974
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$2,615
• Taxable loss: −$2,857
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $-930/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: Camden Central School District
• NCES district ID: 3606240
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $48,686
• Composite: 35.15/100
• National rank: #5008
• State rank: #504 of 590 in NY

Livability — Camden

• Score: 68/100
• State rank: #549
• US rank: #9877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, NY
• Population (ZIP): 5,924

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 5% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.23%
• Current HPI: 316.4996
• 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

+79.8% since first listed

4 events — show timeline

• 2025-07-21 Listed $89,900 CNYIS
• 2022-08-24 Sold (MLS) $75,000 CNYIS
• 2022-08-22 Listed $75,000 CNYIS
• 2015-04-28 Sold (Public Records) $50,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,882 · +4.1% YoY. Source: county tax records.