307 W Hudson St · Elmira, NY 14904

$51,000

3 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 141 Days on market

Built 1930 1,980 sqft lot $37/sqft · 29% below area Est $72k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* BEING SOLD AS IS * Discover this charming 3-bedroom, 1-bathroom home located on a spacious corner lot, complete with a fenced backyard and a delightful porch. The entire house has been beautifully renovated, featuring new flooring, fresh paint, modern appliances, and much more. You'll enjoy the convenience of being just a short stroll away from the nearest grocery store and shopping options, as well as easy access to public transportation. This lovely home is ready for its new owners to add their personal touch! This home is being sold AS IS.

Key facts

• Delightful porch
• Fresh paint
• New flooring

Tags

• CORNER LOT
• FENCED BACKYARD
• DELIGHTFUL PORCH
• NEW FLOORING
• FRESH PAINT
• MODERN APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $51k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $45k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 10.1% in Elmira — 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 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: schools F, crime F, amenities 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.
• Market conditions: 104 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $353 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $6k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $51k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.77% ✓
• Cap rate: 22.46%
• Cash-on-cash: 57.74%
• DSCR: 3.57
• GRM: 3.0

CMA / ARV

• ARV (median comp): $71,980
• List price: $51,000
• Delta: -29.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 W Hudson St	0.15mi	3/1.5	1,331 (-2%)	6mo	$93,906	$71	82
421 Partridge St	0.18mi	3/1.5	1,274 (-6%)	1mo	$47,000	$37	78
309 Broadway St	0.16mi	4/1.0 (+1)	1,468 (+8%)	3mo	$78,000	$53	72
502 Partridge St	0.23mi	3/2.0	1,294 (-5%)	7mo	$28,000	$22	71
478 Mount Zoar St	0.34mi	4/1.0 (+1)	1,456 (+7%)	2mo	$35,000	$24	66
310 Sly St	0.57mi	3/1.5	1,359 (-0%)	6mo	$75,000	$55	66
626 Decker Ave	0.55mi	3/2.0	1,335 (-2%)	2mo	$142,000	$106	65
213 Juanita St	0.65mi	3/1.0	1,320 (-3%)	6mo	$21,000	$16	59
607 Partridge St	0.45mi	3/1.0	1,218 (-11%)	3mo	$126,000	$103	59
562 Baty St	0.72mi	3/1.0	1,296 (-5%)	5mo	$111,702	$86	54
310 Cottage Pl	0.53mi	3/1.0	1,178 (-14%)	6mo	$32,000	$27	48
212 Mechanic St	0.65mi	2/1.0 (-1)	1,172 (-14%)	8mo	$28,000	$24	35

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: 56.3%
• Equity multiple: 3.49×
• Total profit: $35,566
• Equity at exit: $7,604

10-year hold

• IRR: 61.3%
• Equity multiple: 7.13×
• Total profit: $87,598
• Equity at exit: $4,410

Cash invested: $14,280 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$267
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $687

Break-even live

Break-even rent $543

Max offer price $51,000

Occupancy floor 46%

Sensitivity live

Price	-10% $716	-5% $702	+0% $687	+5% $673	+10% $658
Rent	-10% $575	-5% $631	+0% $687	+5% $743	+10% $799
Rate	-1.0pp $713	-0.5pp $700	base $687	+0.5pp $674	+1.0pp $660

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Boardman St Unit B Elmira, NY	2.0	1.0	1727	$800	$0.46	45d	1	0.32mi
363 W Water St #2 Elmira, NY	3.0	1.0	1084	$1,250	$1.15	45d	1	0.34mi
419 Jefferson St Unit A Elmira, NY	2.0	2.0	1100	$1,995	$1.81	45d	1	0.36mi
514 W 1st St Unit A Elmira, NY	4.0	1.0	1416	$1,275	$0.90	45d	1	0.66mi
454 W 2nd St Unit 1 Elmira, NY	2.0	1.0	1400	$1,000	$0.71	45d	1	0.66mi
106 W 2nd St Unit A Elmira, NY	3.0	1.0	1395	$1,400	$1.00	45d	1	0.69mi
355 W Clinton St Unit 1 Elmira, NY	3.0	1.5	1650	$1,400	$0.85	45d	1	0.77mi
357 W Clinton St Unit 1 Elmira, NY	2.0	1.5	1650	$1,500	$0.91	45d	1	0.77mi
550 Spruce St Unit 303 Elmira, NY	2.0	2.0	1350	$1,350	$1.00	45d	1	0.97mi
970 Scio St Elmira, NY	2.0	1.0	911	$1,200	$1.32	45d	1	1.48mi

Listing history 42 events

1. 2026-06-21
   days on market $51,000 Active 141 DOM
2. 2026-06-19
   days on market $51,000 Active 139 DOM
3. 2026-06-18
   days on market $51,000 Active 138 DOM
4. 2026-06-17
   days on market $51,000 Active 137 DOM
5. 2026-06-16
   days on market $51,000 Active 136 DOM
6. 2026-06-15
   days on market $51,000 Active 135 DOM
7. 2026-06-14
   days on market $51,000 Active 133 DOM
8. 2026-06-12
   days on market $51,000 Active 132 DOM
9. 2026-06-09
   days on market $51,000 Active 129 DOM
10. 2026-06-08
    pricedays on market $51,000 Active 128 DOM
11. 2026-06-07
    days on market $54,000 Active 127 DOM
12. 2026-06-05
    days on market $54,000 Active 124 DOM
13. 2026-06-03
    days on market $54,000 Active 123 DOM
14. 2026-06-02
    days on market $54,000 Active 122 DOM
15. 2026-06-01
    days on market $54,000 Active 121 DOM
16. 2026-05-31
    days on market $54,000 Active 120 DOM
17. 2026-05-30
    days on market $54,000 Active 119 DOM
18. 2026-03-26
    status Active 555-char remark

    Show marketing remark (555 chars)

    * BEING SOLD AS IS * Discover this charming 3-bedroom, 1-bathroom home located on a spacious corner lot, complete with a fenced backyard and a delightful porch. The entire house has been beautifully renovated, featuring new flooring, fresh paint, modern appliances, and much more. You'll enjoy the convenience of being just a short stroll away from the nearest grocery store and shopping options, as well as easy access to public transportation. This lovely home is ready for its new owners to add their personal touch! This home is being sold AS IS.

19. 2026-03-15
    status Pending 555-char remark

    Show marketing remark (555 chars)

    * BEING SOLD AS IS * Discover this charming 3-bedroom, 1-bathroom home located on a spacious corner lot, complete with a fenced backyard and a delightful porch. The entire house has been beautifully renovated, featuring new flooring, fresh paint, modern appliances, and much more. You'll enjoy the convenience of being just a short stroll away from the nearest grocery store and shopping options, as well as easy access to public transportation. This lovely home is ready for its new owners to add their personal touch! This home is being sold AS IS.

20. 2026-03-10
    price $54,000 555-char remark

    Show marketing remark (555 chars)

    * BEING SOLD AS IS * Discover this charming 3-bedroom, 1-bathroom home located on a spacious corner lot, complete with a fenced backyard and a delightful porch. The entire house has been beautifully renovated, featuring new flooring, fresh paint, modern appliances, and much more. You'll enjoy the convenience of being just a short stroll away from the nearest grocery store and shopping options, as well as easy access to public transportation. This lovely home is ready for its new owners to add their personal touch! This home is being sold AS IS.

21. 2026-01-20
    listed $57,000 Active 555-char remark

    Show marketing remark (555 chars)

    * BEING SOLD AS IS * Discover this charming 3-bedroom, 1-bathroom home located on a spacious corner lot, complete with a fenced backyard and a delightful porch. The entire house has been beautifully renovated, featuring new flooring, fresh paint, modern appliances, and much more. You'll enjoy the convenience of being just a short stroll away from the nearest grocery store and shopping options, as well as easy access to public transportation. This lovely home is ready for its new owners to add their personal touch! This home is being sold AS IS.

22. 2025-09-27
    status Pending
23. 2025-09-27
    historical
24. 2025-09-23
    price $57,000
25. 2025-08-07
    price $59,000
26. 2025-06-26
    price $62,900
27. 2025-06-12
    price $64,900
28. 2025-05-22
    listed $69,000 Active
29. 2025-05-14
    historical
30. 2025-04-27
    price $70,000
31. 2025-04-19
    price $76,000
32. 2025-04-03
    listed $80,000 Active
33. 2024-12-02
    soldstatus $21,000
34. 2024-11-25
    soldstatus $21,000
35. 2024-07-01
    listed $35,000
36. 2020-01-19
    historical
37. 2019-08-05
    listed $24,500
38. 2017-05-13
    historical
39. 2016-01-20
    listed $32,500
40. 2015-09-25
    historical
41. 2014-12-15
    listed $34,900
42. 1995-06-23
    soldstatus $22,500

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,685 · $140/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) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $16,955
• − Mortgage interest: −$2,857
• − Property taxes: −$1,685
• − Insurance: −$255
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$1,484
• Taxable income: $7,962
• Est. tax owed @ 24.0%: −$1,911
• After-tax cash flow: $6,334/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
• City population: 14,276
• 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

+140.0% since first listed

25 events — show timeline

• 2026-03-26 Relisted — UNYREIS
• 2026-03-15 Pending — UNYREIS
• 2026-03-10 Price Changed $54,000 UNYREIS
• 2026-01-20 Listed $57,000 UNYREIS
• 2025-09-27 Pending — UNYREIS
• 2025-09-27 Listing Removed — UNYREIS
• 2025-09-23 Price Changed $57,000 UNYREIS
• 2025-08-07 Price Changed $59,000 UNYREIS
• 2025-06-26 Price Changed $62,900 UNYREIS
• 2025-06-12 Price Changed $64,900 UNYREIS
• 2025-05-22 Listed $69,000 UNYREIS
• 2025-05-14 Listing Removed — UNYREIS
• 2025-04-27 Price Changed $70,000 UNYREIS
• 2025-04-19 Price Changed $76,000 UNYREIS
• 2025-04-03 Listed $80,000 UNYREIS
• 2024-12-02 Sold (Public Records) $21,000 Public Records
• 2024-11-25 Sold (MLS) $21,000 UNYREIS
• 2024-07-01 Listed $35,000 UNYREIS
• 2020-01-19 Listing Removed — UNYREIS
• 2019-08-05 Listed $24,500 UNYREIS
• 2017-05-13 Listing Removed — UNYREIS
• 2016-01-20 Listed $32,500 UNYREIS
• 2015-09-25 Listing Removed — UNYREIS
• 2014-12-15 Listed $34,900 UNYREIS
• 1995-06-23 Sold (Public Records) $22,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,685 · -11.0% YoY. Source: county tax records.