4 North St · Camden, NY 13316

$145,900

4 bd · 1.5 ba · 1,724 sqft · SingleFamily public records · 82 Days on market

Built 1890 0.61 ac lot $85/sqft · 25% below area Est $194k · 25% under

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Why this score? — see what drove the C+ 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 +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• 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

Welcome to 4 North Street, a charming property nestled in the picturesque village of Camden, NY. As you step inside, you'll appreciate the bright and airy layout, with lots of natural light to fill the living spaces. The cozy living room flows effortlessly into the dining area, creating a perfect setting for gatherings and entertaining. The kitchen is equipped with appliances and plenty of storage, making meal preparation a breeze. Outside, the property boasts a well-maintained double-lot yard, ideal for outdoor activities or simply enjoying the serene surroundings. Located close to local amenities, parks, and schools, 4 North Street offers the perfect blend of suburban tranquility and community charm. Don’t miss the opportunity to make this wonderful house your home in the heart of Camden!

Key facts

• Double-lot yard
• Local amenities
• Parks

Tags

• DOUBLE-LOT YARD
• LOCAL AMENITIES
• PARKS
• SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $83 ($992/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (6.3% below list).
• Recommended offer: $137k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Zoned schools: Camden Elementary School (math 27% / reading 62%, grade F, #1,277 of 2,108 statewide, top 64%, 510 students, 45% FRL); Camden Middle School (math 17% / reading 42%, grade F, #550 of 729 statewide, top 77%, 580 students, 48% FRL); Camden Senior High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 620 students, 45% FRL) — zoned schools at 46% FRL track the district average.
• 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 $16k of equity ($1k loan paydown + $15k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,751 (6.3% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (median comp): $193,916
• List price: $145,900
• Delta: -24.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Fayette St	0.22mi	3/1.0 (-1)	1,520 (-12%)	12mo	$82,400	$54	53
60 Railroad St	0.28mi	3/2.0 (-1)	1,596 (-7%)	24mo	$275,000	$172	48
78 Mexico St	0.55mi	3/2.0 (-1)	1,614 (-6%)	16mo	$94,760	$59	43
69 2nd St	0.43mi	3/1.5 (-1)	1,535 (-11%)	19mo	$217,000	$141	41
36 Miner Ave	0.70mi	3/2.0 (-1)	1,915 (+11%)	20mo	$175,000	$91	25

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: 26.0%
• Equity multiple: 3.07×
• Total profit: $84,738
• Equity at exit: $131,438

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $245,428
• Equity at exit: $283,452

Cash invested: $40,852 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$765
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $83

Break-even live

Break-even rent $1,263

Max offer price $145,900

Occupancy floor 89%

Sensitivity live

Price	-10% $165	-5% $124	+0% $83	+5% $41	+10% $0
Rent	-10% $-25	-5% $29	+0% $83	+5% $137	+10% $191
Rate	-1.0pp $156	-0.5pp $120	base $83	+0.5pp $45	+1.0pp $6

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $145,900 Active 82 DOM
2. 2026-06-21
   days on market $145,900 Active 81 DOM
3. 2026-06-18
   days on market $145,900 Active 79 DOM
4. 2026-06-17
   days on market $145,900 Active 78 DOM
5. 2026-06-16
   days on market $145,900 Active 77 DOM
6. 2026-06-15
   days on market $145,900 Active 76 DOM
7. 2026-06-13
   days on market $145,900 Active 74 DOM
8. 2026-06-12
   pricedays on market $145,900 Active 73 DOM
9. 2026-06-09
   days on market $164,900 Active 70 DOM
10. 2026-06-08
    days on market $164,900 Active 69 DOM
11. 2026-06-07
    days on market $164,900 Active 68 DOM
12. 2026-06-07
    days on market $164,900 Active 67 DOM
13. 2026-06-04
    days on market $164,900 Active 64 DOM
14. 2026-06-02
    days on market $164,900 Active 63 DOM
15. 2026-06-01
    days on market $164,900 Active 62 DOM
16. 2026-05-31
    days on market $164,900 Active 61 DOM
17. 2026-03-31
    listed $174,900 Active 807-char remark

    Show marketing remark (807 chars)

    Welcome to 4 North Street, a charming property nestled in the picturesque village of Camden, NY. As you step inside, you'll appreciate the bright and airy layout, with lots of natural light to fill the living spaces. The cozy living room flows effortlessly into the dining area, creating a perfect setting for gatherings and entertaining. The kitchen is equipped with appliances and plenty of storage, making meal preparation a breeze. Outside, the property boasts a well-maintained double-lot yard, ideal for outdoor activities or simply enjoying the serene surroundings. Located close to local amenities, parks, and schools, 4 North Street offers the perfect blend of suburban tranquility and community charm. Don’t miss the opportunity to make this wonderful house your home in the heart of Camden!

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,264 · $189/mo
• Expected delta: +$202/yr (+$17/mo · 9.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,410
• − Mortgage interest: −$8,173
• − Property taxes: −$2,062
• − Insurance: −$730
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,244
• Taxable loss: −$1,424
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $1,333/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

1 event — show timeline

• 2026-03-31 Listed $174,900 CNYIS

Property tax history

+4.4%/yr

Latest (2025): $2,062 · -0.9% YoY. Source: county tax records.