41 Church St · Camden, NY 13316

$145,000

3 bd · 2.0 ba · 2,556 sqft · SingleFamily public records · 23 Days on market

Built 1910 Est $238k · 39% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• 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

Handyman Turn of the Century Colonial home located in the Beautiful Village of Camden with stunning homes for neighbors in every direction! Offers 4 bedrooms & 2 baths, eat in kitchen with oak cabinets, formal dining room, living room with fireplace & entry foyer with open stairway. This 11 room Colonial home is in need of some "TENDER LOVING CARE"! This is an estate property & to our knowledge the oil furnace is inoperable, but there is a newer pellet furnace sitting right beside it in the basement. The plumbing in the home is currently inoperable & needs to be worked on and has been shut off at the street. This home is nice and square, has large original windows, high ceilings & great bones to work with. Bring your imagination to this "All Cash Sale" & make this your next winter home remodeling project!

Key facts

• Built 1910
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $134k (7.3% below list).
• Recommended offer: $134k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.1% 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: 53 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 + $14k 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 23 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $60k; list at $145k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,478 (7.3% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $237,708
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9969 Penny Mix Rd	0.33mi	4/2.0 (+1)	2,574 (+1%)	7mo	$225,000	$87	73
68 2nd St	0.28mi	4/2.0 (+1)	2,433 (-5%)	20mo	$226,000	$93	57

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: 28.5%
• Equity multiple: 3.25×
• Total profit: $91,501
• Equity at exit: $130,627

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $259,424
• Equity at exit: $281,703

Cash invested: $40,600 (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: 53
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $198

Break-even live

Break-even rent $1,094

Max offer price $145,000

Occupancy floor 80%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $145,000 Active 23 DOM
2. 2026-06-17
   days on market $145,000 Active 22 DOM
3. 2026-06-16
   days on market $145,000 Active 21 DOM
4. 2026-06-15
   days on market $145,000 Active 20 DOM
5. 2026-06-13
   days on market $145,000 Active 18 DOM
6. 2026-06-12
   days on market $145,000 Active 17 DOM
7. 2026-06-09
   days on market $145,000 Active 14 DOM
8. 2026-06-08
   days on market $145,000 Active 13 DOM
9. 2026-06-07
   days on market $145,000 Active 12 DOM
10. 2026-06-07
    days on market $145,000 Active 11 DOM
11. 2026-06-04
    days on market $145,000 Active 8 DOM
12. 2026-06-02
    days on market $145,000 Active 7 DOM
13. 2026-06-01
    days on market $145,000 Active 6 DOM
14. 2026-05-31
    days on market $145,000 Active 5 DOM
15. 2026-05-26
    listed $145,000 Active
16. 2022-07-18
    soldstatus $60,000
17. 2022-07-15
    soldstatus $60,000 Closed Sale or Rented 874-char remark

    Show marketing remark (874 chars)

    Handyman Turn of the Century Colonial home located in the Beautiful Village of Camden with stunning homes for neighbors in every direction! Offers 4 bedrooms & 2 baths, eat in kitchen with oak cabinets, formal dining room, living room with fireplace & entry foyer with open stairway. This 11 room Colonial home is in need of some "TENDER LOVING CARE"! This is an estate property & to our knowledge the oil furnace is inoperable, but there is a newer pellet furnace sitting right beside it in the basement. The plumbing in the home is currently inoperable & needs to be worked on and has been shut off at the street. This home is nice and square, has large original windows, high ceilings & great bones to work with. Bring your imagination to this "All Cash Sale" & make this your next winter home remodeling project!

18. 2022-05-06
    status Under Contract- Do Not Show 874-char remark

    Show marketing remark (874 chars)

    Handyman Turn of the Century Colonial home located in the Beautiful Village of Camden with stunning homes for neighbors in every direction! Offers 4 bedrooms & 2 baths, eat in kitchen with oak cabinets, formal dining room, living room with fireplace & entry foyer with open stairway. This 11 room Colonial home is in need of some "TENDER LOVING CARE"! This is an estate property & to our knowledge the oil furnace is inoperable, but there is a newer pellet furnace sitting right beside it in the basement. The plumbing in the home is currently inoperable & needs to be worked on and has been shut off at the street. This home is nice and square, has large original windows, high ceilings & great bones to work with. Bring your imagination to this "All Cash Sale" & make this your next winter home remodeling project!

19. 2022-01-19
    historical Continue to Show- Under Contract 874-char remark

    Show marketing remark (874 chars)

    Handyman Turn of the Century Colonial home located in the Beautiful Village of Camden with stunning homes for neighbors in every direction! Offers 4 bedrooms & 2 baths, eat in kitchen with oak cabinets, formal dining room, living room with fireplace & entry foyer with open stairway. This 11 room Colonial home is in need of some "TENDER LOVING CARE"! This is an estate property & to our knowledge the oil furnace is inoperable, but there is a newer pellet furnace sitting right beside it in the basement. The plumbing in the home is currently inoperable & needs to be worked on and has been shut off at the street. This home is nice and square, has large original windows, high ceilings & great bones to work with. Bring your imagination to this "All Cash Sale" & make this your next winter home remodeling project!

20. 2021-11-26
    listed $64,900 Active 874-char remark

    Show marketing remark (874 chars)

    Handyman Turn of the Century Colonial home located in the Beautiful Village of Camden with stunning homes for neighbors in every direction! Offers 4 bedrooms & 2 baths, eat in kitchen with oak cabinets, formal dining room, living room with fireplace & entry foyer with open stairway. This 11 room Colonial home is in need of some "TENDER LOVING CARE"! This is an estate property & to our knowledge the oil furnace is inoperable, but there is a newer pellet furnace sitting right beside it in the basement. The plumbing in the home is currently inoperable & needs to be worked on and has been shut off at the street. This home is nice and square, has large original windows, high ceilings & great bones to work with. Bring your imagination to this "All Cash Sale" & make this your next winter home remodeling project!

21. 1994-05-19
    soldstatus $74,500

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,488 · $124/mo
• Expected delta: +$962/yr (+$80/mo · 183.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 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: $16,137
• − Mortgage interest: −$8,122
• − Property taxes: −$526
• − Insurance: −$725
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,218
• Taxable loss: −$36
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $2,382/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

+94.6% since first listed

7 events — show timeline

• 2026-05-26 Listed $145,000 FSBO.com
• 2022-07-18 Sold (Public Records) $60,000 Public Records
• 2022-07-15 Sold (MLS) $60,000 CNYIS
• 2022-05-06 Pending — CNYIS
• 2022-01-19 Contingent — CNYIS
• 2021-11-26 Listed $64,900 CNYIS
• 1994-05-19 Sold (Public Records) $74,500 Public Records

Property tax history

-8.9%/yr

Latest (2025): $526 · -1.1% YoY. Source: county tax records.