834 Maple Ave · Elmira, NY 14904

$142,500

3 bd · 2.0 ba · 1,246 sqft · SingleFamily public records · 5 Days on market

Built 1946 9,240 sqft lot Est $121k · 18% over

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Why this score? — see what drove the D- 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 +15.7/30.0
• 1% rule +4.8/10.0
• DSCR +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Cape Cod w/ loads of charm. Newer windows, appliances, roof, vinyl fencing, large open deck. Two full updated Baths, you won't be disappointed-MINT.

Key facts

• Large deck
• Double corner lot
• Newer furnace

Tags

• DOUBLE CORNER LOT
• FULLY FENCED BACKYARD
• ABOVE-GROUND SWIMMING POOL
• LARGE DECK
• OUTDOOR SHED
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $62 ($748/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 $140k (1.9% below list).
• Recommended offer: $140k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 10.1% in Elmira — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 62/100 on livability (#832 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Elmira City School District (urban): math 23% / reading 35% proficiency, ranked #580 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ernie Davis Academy (math 5% / reading 31%, grade F, #691 of 729 statewide, top 95%, 802 students, 66% FRL).
• Market conditions: 104 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 91 units permitted in Chemung County in 2024 (63 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $985 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Chemung County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $86k; list at $142k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,776 (1.9% below list)

Questions for the listing agent

1. Built in 1946 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $120,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
834 Maple Ave	0.00mi	3/2.0	1,246 (0%)	1mo	$135,000	$108	100
236 E Miller St	0.22mi	3/1.0	1,248 (+0%)	7mo	$120,840	$97	80
420 Schuyler Ave	0.12mi	3/1.0	1,152 (-8%)	2mo	$154,148	$134	76
418 Milton St	0.20mi	3/1.0	1,178 (-6%)	4mo	$155,000	$132	75
567 Riverside Ave	0.49mi	3/2.0	1,210 (-3%)	1mo	$145,000	$120	72
433 Schuyler Ave	0.17mi	3/1.0	1,156 (-7%)	6mo	$140,500	$122	72
115 Willys St	0.41mi	3/1.0	1,206 (-3%)	3mo	$84,900	$70	69
502 Luce St	0.29mi	3/1.5	1,344 (+8%)	7mo	$115,000	$86	66
523 Gaines St	0.32mi	4/1.0 (+1)	1,163 (-7%)	2mo	$94,000	$81	63
541 Gaines St	0.38mi	4/1.0 (+1)	1,128 (-10%)	5mo	$93,000	$82	54
750 S Main St	0.65mi	2/1.5 (-1)	1,216 (-2%)	6mo	$72,000	$59	54
213 Juanita St	0.74mi	3/1.0	1,320 (+6%)	6mo	$21,000	$16	46

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-19,064
• Equity at exit: $21,247

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-11,259
• Equity at exit: $12,321

Cash invested: $39,900 (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 14904

• Home prices YoY: -9.6%
• Active inventory: 104
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$747
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $62

Break-even live

Break-even rent $1,319

Max offer price $142,500

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $103	+0% $62	+5% $22	+10% $-18
Rent	-10% $-48	-5% $7	+0% $62	+5% $118	+10% $173
Rate	-1.0pp $134	-0.5pp $99	base $62	+0.5pp $25	+1.0pp $-12

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Allen St Elmira, NY	2.0	1.0	780	$950	$1.22	45d	1	0.86mi
419 Jefferson St Unit A Elmira, NY	2.0	2.0	1100	$1,995	$1.81	45d	1	1.08mi
410 E 2nd St Unit FS3W Elmira, NY	3.0	1.0	800	$1,250	$1.56	45d	1	1.36mi
363 W Water St #2 Elmira, NY	3.0	1.0	1084	$1,250	$1.15	45d	1	1.37mi
106 W 2nd St Unit A Elmira, NY	3.0	1.0	1395	$1,400	$1.00	45d	1	1.47mi

Listing history 8 events

1. 2026-04-07
   status Pending
2. 2026-04-02
   listed $142,500 Active
3. 2008-08-18
   soldstatus $86,000
4. 2008-08-12
   soldstatus $87,500 159-char remark

   Show marketing remark (159 chars)

   Affordable Cape Cod w/ loads of charm. Newer windows, appliances, roof, vinyl fencing, large open deck. Two full updated Baths, you won't be disappointed-MINT.

5. 2008-06-25
   listed $87,900 159-char remark

   Show marketing remark (159 chars)

   Affordable Cape Cod w/ loads of charm. Newer windows, appliances, roof, vinyl fencing, large open deck. Two full updated Baths, you won't be disappointed-MINT.

6. 2000-11-22
   soldstatus $30,600
7. 2000-05-30
   soldstatus $59,258
8. 1995-08-29
   soldstatus $48,000

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $2,823 · $235/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,773
• − Mortgage interest: −$7,982
• − Property taxes: −$2,823
• − Insurance: −$712
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$4,145
• Taxable loss: −$1,573
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $1,126/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: Elmira City School District
• NCES district ID: 3610560
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 35% ▲ 7.00%
• Median HH income: $40,180
• Composite: 24.39/100
• National rank: #7688
• State rank: #580 of 590 in NY

Livability — Elmira

• Score: 62/100
• State rank: #832
• US rank: #16139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmira, NY
• Population (ZIP): 14,276

Population outlook (Chemung County) Hauer SSP2

• Today (2025): 82,931 people
• By 2030: 80,356 · -3.1%
• By 2040: 74,745 · -9.9%
• By 2050: 69,012 · -16.8%
• By 2075: 55,689 · -32.8%
• By 2100: 41,428 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 7% Hispanic / Latino 5% Native American 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica, Dominican Republic
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Chemung

• 2024 margin: R (+16.8) · D 41.6% · R 58.4%
• 2008→2024 swing: -15.6pp toward R · 2008: -1.2pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+13.4 2016: R+20.0 2012: R+2.9 2008: R+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.33%
• Current HPI: 220.688
• 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

+196.9% since first listed

8 events — show timeline

• 2026-04-07 Pending — UNYREIS
• 2026-04-02 Listed $142,500 UNYREIS
• 2008-08-18 Sold (Public Records) $86,000 Public Records
• 2008-08-12 Sold (MLS) $87,500 UNYREIS
• 2008-06-25 Listed $87,900 UNYREIS
• 2000-11-22 Sold (Public Records) $30,600 Public Records
• 2000-05-30 Sold (Public Records) $59,258 Public Records
• 1995-08-29 Sold (Public Records) $48,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,823 · -12.9% YoY. Source: county tax records.