207 Chambers St · Big Flats, NY 14812

$104,500

2 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 89 Days on market

Built 1954 0.25 ac lot $93/sqft · 26% below area Est $142k · 26% 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Appreciation +8.5/10.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming ranch home located in Beaver Dams offering comfortable one-level living and a flexible layout. The home features a spacious living room with vaulted ceilings, plenty of natural light, and a cozy wood stove that adds warmth and character. The kitchen provides ample cabinet and counter space and flows nicely into the dining area. A convenient first-floor laundry room adds to the home’s everyday functionality. The home currently offers one bedroom, along with an additional finished space that could easily serve as a second bedroom, family room, office, or bonus living area, allowing buyers flexibility to suit their needs. While the home is functional and move-in ready, some cosmetic updates could further enhance the space, offering a great opportunity for buyers to add their own style and value. Outside, the property includes a detached garage and a generous yard, providing room for outdoor activities, storage, or future improvements. With its versatile layout and quiet Beaver Dams location, this home presents a great opportunity for homeowners, investors, or those looking for a property they can update over

Key facts

• Finished space
• Generous yard
• Flexible layout

Tags

• ONE LEVEL LIVING
• FIRST FLOOR LAUNDRY ROOM
• DETACHED GARAGE
• GENEROUS YARD
• FLEXIBLE LAYOUT
• FINISHED SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $-23 ($-277/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (3.9% below list).
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 2.9% in Big Flats — 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 70/100 on livability (#464 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Corning City School District (town): math 44% / reading 53% proficiency, ranked #406 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William E Severn Elementary School (math 37% / reading 42%, grade F, #1,444 of 2,108 statewide, top 71%, 373 students, 55% FRL); Corning-Painted Post Middle School (math 22% / reading 48%, grade F, #480 of 729 statewide, top 66%, 962 students, 46% FRL); Corning-Painted Post High School (math 93% / reading 98%, grade A+, #82 of 1,100 statewide, top 7%, 1,463 students, 36% FRL).
• Market conditions: 17 active listings in the ZIP; 91 units permitted in Chemung County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($722 loan paydown + $7k appreciation (7.0% local appreciation)).
• Chemung County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,230 (6.0% 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 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 7.9

CMA / ARV

• ARV (median comp): $141,869
• List price: $104,500
• Delta: -26.34%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Catlin Dr	0.18mi	3/1.0 (+1)	1,019 (-9%)	8mo	$151,300	$148	64

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

Projected returns pro-forma

7.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.21×
• Total profit: $35,480
• Equity at exit: $72,775

10-year hold

• IRR: 16.6%
• Equity multiple: 4.57×
• Total profit: $104,445
• Equity at exit: $138,566

Cash invested: $29,260 (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 14812

• Home prices YoY: 2.6%
• Active inventory: 17
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$548
• Tax from tax record: −$304 /mo · $3,648/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-23

Break-even live

Break-even rent $1,134

Max offer price $100,418

Occupancy floor 97%

Sensitivity live

Price	-10% $36	-5% $6	+0% $-23	+5% $-53	+10% $-82
Rent	-10% $-110	-5% $-67	+0% $-23	+5% $21	+10% $64
Rate	-1.0pp $30	-0.5pp $3	base $-23	+0.5pp $-50	+1.0pp $-78

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-03
   days on market $104,500 Active 89 DOM
2. 2026-06-02
   days on market $104,500 Active 88 DOM
3. 2026-06-01
   days on market $104,500 Active 87 DOM
4. 2026-05-31
   days on market $104,500 Active 86 DOM
5. 2026-05-30
   days on market $104,500 Active 85 DOM
6. 2026-05-12
   price $104,500 1153-char remark

   Show marketing remark (1153 chars)

   Welcome to this charming ranch home located in Beaver Dams offering comfortable one-level living and a flexible layout. The home features a spacious living room with vaulted ceilings, plenty of natural light, and a cozy wood stove that adds warmth and character. The kitchen provides ample cabinet and counter space and flows nicely into the dining area. A convenient first-floor laundry room adds to the home’s everyday functionality. The home currently offers one bedroom, along with an additional finished space that could easily serve as a second bedroom, family room, office, or bonus living area, allowing buyers flexibility to suit their needs. While the home is functional and move-in ready, some cosmetic updates could further enhance the space, offering a great opportunity for buyers to add their own style and value. Outside, the property includes a detached garage and a generous yard, providing room for outdoor activities, storage, or future improvements. With its versatile layout and quiet Beaver Dams location, this home presents a great opportunity for homeowners, investors, or those looking for a property they can update over

7. 2026-04-03
   price $110,000 1153-char remark

   Show marketing remark (1153 chars)

   Welcome to this charming ranch home located in Beaver Dams offering comfortable one-level living and a flexible layout. The home features a spacious living room with vaulted ceilings, plenty of natural light, and a cozy wood stove that adds warmth and character. The kitchen provides ample cabinet and counter space and flows nicely into the dining area. A convenient first-floor laundry room adds to the home’s everyday functionality. The home currently offers one bedroom, along with an additional finished space that could easily serve as a second bedroom, family room, office, or bonus living area, allowing buyers flexibility to suit their needs. While the home is functional and move-in ready, some cosmetic updates could further enhance the space, offering a great opportunity for buyers to add their own style and value. Outside, the property includes a detached garage and a generous yard, providing room for outdoor activities, storage, or future improvements. With its versatile layout and quiet Beaver Dams location, this home presents a great opportunity for homeowners, investors, or those looking for a property they can update over

8. 2026-03-06
   listed $114,900 Active 1153-char remark

   Show marketing remark (1153 chars)

   Welcome to this charming ranch home located in Beaver Dams offering comfortable one-level living and a flexible layout. The home features a spacious living room with vaulted ceilings, plenty of natural light, and a cozy wood stove that adds warmth and character. The kitchen provides ample cabinet and counter space and flows nicely into the dining area. A convenient first-floor laundry room adds to the home’s everyday functionality. The home currently offers one bedroom, along with an additional finished space that could easily serve as a second bedroom, family room, office, or bonus living area, allowing buyers flexibility to suit their needs. While the home is functional and move-in ready, some cosmetic updates could further enhance the space, offering a great opportunity for buyers to add their own style and value. Outside, the property includes a detached garage and a generous yard, providing room for outdoor activities, storage, or future improvements. With its versatile layout and quiet Beaver Dams location, this home presents a great opportunity for homeowners, investors, or those looking for a property they can update over

9. 2020-08-04
   soldstatus $87,300
10. 2020-07-28
    soldstatus $87,300 203-char remark

    Show marketing remark (203 chars)

    Welcome Home, functional 2 bedroom home with a very large 16x24 bedroom with many possibilities. Includes master suite, fenced in back yard, Close to Corning, Seneca Lake and many other area attractions.

11. 2020-04-09
    listed $89,900 203-char remark

    Show marketing remark (203 chars)

    Welcome Home, functional 2 bedroom home with a very large 16x24 bedroom with many possibilities. Includes master suite, fenced in back yard, Close to Corning, Seneca Lake and many other area attractions.

12. 2007-07-17
    soldstatus $56,000
13. 2007-07-16
    soldstatus $56,000
14. 2006-07-06
    listed $56,000
15. 2005-07-25
    soldstatus $50,000
16. 2005-07-22
    soldstatus $50,000
17. 2004-06-24
    listed $53,000

ⓘ 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: $3,648 · $304/mo
• Projected year-2 tax: $3,648 · $304/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥92°F today · 18 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: $13,252
• − Mortgage interest: −$5,854
• − Property taxes: −$3,648
• − Insurance: −$522
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,040
• Taxable loss: −$1,932
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $186/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: Corning City School District
• NCES district ID: 3608400
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 53% ▲ 4.00%
• Median HH income: $53,042
• Composite: 41.8/100
• National rank: #3392
• State rank: #406 of 590 in NY

Livability — Big Flats

• Score: 70/100
• State rank: #464
• US rank: #8086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,961

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Iranian 4% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

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: ▲ 7.05%
• Current HPI: 276.1726
• 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

+97.2% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $104,500 UNYREIS
• 2026-04-03 Price Changed $110,000 UNYREIS
• 2026-03-06 Listed $114,900 UNYREIS
• 2020-08-04 Sold (Public Records) $87,300 Public Records
• 2020-07-28 Sold (MLS) $87,300 UNYREIS
• 2020-04-09 Listed $89,900 UNYREIS
• 2007-07-17 Sold (Public Records) $56,000 Public Records
• 2007-07-16 Sold (MLS) $56,000 UNYREIS
• 2006-07-06 Listed $56,000 UNYREIS
• 2005-07-25 Sold (Public Records) $50,000 Public Records
• 2005-07-22 Sold (MLS) $50,000 UNYREIS
• 2004-06-24 Listed $53,000 UNYREIS

Property tax history

+12.9%/yr

Latest (2025): $3,648 · +2.7% YoY. Source: county tax records.