307 W Hudson St · Elmira, NY 14904

$51,000

3 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 181 Days on market

Built 1930 Fair condition 1,980 sqft lot $37/sqft · 22% below area Est $65k · 22% 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
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $51k).
• Recommended offer: $45k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 11.2% 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: 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: 158 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 48% 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 181 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 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.00% ✓
• Cap rate: 24.61%
• Cash-on-cash: 65.44%
• DSCR: 3.91
• GRM: 2.8

CMA / ARV

• ARV (median comp): $65,419
• List price: $51,000
• Delta: -22.04%
• 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
421 Partridge St	0.18mi	3/1.5	1,274 (-6%)	4mo	$47,000	$37	75
309 Broadway St	0.16mi	4/1.0 (+1)	1,468 (+8%)	6mo	$78,000	$53	70
478 Mount Zoar St	0.34mi	4/1.0 (+1)	1,456 (+7%)	5mo	$35,000	$24	63
310 Sly St	0.57mi	3/1.5	1,359 (-0%)	10mo	$75,000	$55	63
626 Decker Ave	0.55mi	3/2.0	1,335 (-2%)	6mo	$142,000	$106	62
623 Decker Ave	0.53mi	2/1.0 (-1)	1,286 (-6%)	1mo	$134,000	$104	60
403 Grove St	0.72mi	3/1.5	1,410 (+3%)	2mo	$40,000	$28	57
258 Horner St	0.67mi	3/2.0	1,312 (-4%)	2mo	$55,000	$42	57
607 Partridge St	0.45mi	3/1.0	1,218 (-11%)	6mo	$126,000	$103	56
562 Baty St	0.72mi	3/1.0	1,296 (-5%)	8mo	$111,702	$86	52
310 Cottage Pl	0.53mi	2/1.0 (-1)	1,178 (-14%)	1mo	$105,450	$90	47
310 Cottage Pl	0.53mi	3/1.0	1,178 (-14%)	9mo	$32,000	$27	45

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: 64.7%
• Equity multiple: 3.90×
• Total profit: $41,401
• Equity at exit: $7,604

10-year hold

• IRR: 69.1%
• Equity multiple: 8.02×
• Total profit: $100,197
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 44 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $89,894 ($66/sqft)
• Median days on market: 87 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: -27.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14904

• Home prices YoY: -9.6%
• Active inventory: 158
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$267
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $779

Break-even live

Break-even rent $543

Max offer price $51,000

Occupancy floor 44%

Sensitivity live

Price	-10% $808	-5% $793	+0% $779	+5% $764	+10% $750
Rent	-10% $658	-5% $718	+0% $779	+5% $839	+10% $899
Rate	-1.0pp $804	-0.5pp $792	base $779	+0.5pp $765	+1.0pp $752

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Fulton St Unit B Elmira, NY	3.0	1.0	1135	$1,550	$1.37	5d	1	0.06mi
160 Boardman St Unit B Elmira, NY	2.0	1.0	1727	$800	$0.46	139d	1	0.32mi
363 W Water St #2 Elmira, NY	3.0	1.0	1084	$1,250	$1.15	139d	1	0.34mi
419 Jefferson St Unit A Elmira, NY	2.0	2.0	1100	$1,995	$1.81	139d	1	0.36mi
540 Decker Ave Elmira, NY	2.0	1.0	1248	$1,585	$1.27	5d	1	0.37mi
147 W Gray St Unit 208 Elmira, NY	2.0	1.0	968	$1,995	$2.06	1d	1	0.49mi
470 South Ave Unit A Elmira, NY	3.0	2.0	1450	$1,990	$1.37	1d	1	0.58mi
511 Spaulding St Elmira, NY	4.0	1.0	1092	$1,500	$1.37	1d	1	0.65mi
514 W 1st St Unit A Elmira, NY	4.0	1.0	1416	$1,275	$0.90	139d	1	0.66mi
454 W 2nd St Unit 1 Elmira, NY	2.0	1.0	1400	$1,000	$0.71	139d	1	0.66mi
106 W 2nd St Unit A Elmira, NY	3.0	1.0	1395	$1,400	$1.00	139d	1	0.69mi
355 W Clinton St Unit 1 Elmira, NY	3.0	1.5	1650	$1,400	$0.85	139d	1	0.77mi
357 W Clinton St Unit 1 Elmira, NY	2.0	1.5	1650	$1,500	$0.91	139d	1	0.77mi
307 W Fourth St Unit A Elmira, NY	2.0	1.0	1272	$1,250	$0.98	5d	1	0.85mi
809 W Water St Unit 2 Elmira, NY	2.0	1.0	925	$1,095	$1.18	5d	1	0.86mi
667 College Ave Elmira, NY	1.0–2.0	1.0–2.0	1025	$2,290	$2.23	1d	6	0.92mi
550 Spruce St Unit 303 Elmira, NY	2.0	2.0	1350	$1,350	$1.00	139d	1	0.97mi
815 Walnut St Elmira, NY	3.0	2.0	1127	$1,049	$0.93	1d	1	1.15mi
315 Sullivan St Elmira, NY	3.0	1.0	1516	$1,700	$1.12	1d	1	1.15mi
507 Welles St Elmira, NY	3.0	1.0	1373	$1,500	$1.09	1d	1	1.34mi
970 Scio St Elmira, NY	2.0	1.0	911	$1,200	$1.32	139d	1	1.48mi

Listing history 50 events

1. 2026-07-31
   days on market $51,000 Active 181 DOM
2. 2026-07-30
   days on market $51,000 Active 180 DOM
3. 2026-07-29
   days on market $51,000 Active 179 DOM
4. 2026-07-27
   days on market $51,000 Active 177 DOM
5. 2026-07-25
   days on market $51,000 Active 175 DOM
6. 2026-07-23
   days on market $51,000 Active 173 DOM
7. 2026-07-22
   days on market $51,000 Active 172 DOM
8. 2026-07-21
   days on market $51,000 Active 171 DOM
9. 2026-07-18
   days on market $51,000 Active 168 DOM
10. 2026-07-16
    days on market $51,000 Active 166 DOM
11. 2026-07-16
    days on market $51,000 Active 165 DOM
12. 2026-07-14
    days on market $51,000 Active 164 DOM
13. 2026-07-13
    days on market $51,000 Active 163 DOM
14. 2026-07-12
    days on market $51,000 Active 162 DOM
15. 2026-07-11
    days on market $51,000 Active 161 DOM
16. 2026-07-10
    days on market $51,000 Active 160 DOM
17. 2026-07-09
    days on market $51,000 Active 159 DOM
18. 2026-07-08
    days on market $51,000 Active 158 DOM
19. 2026-07-07
    days on market $51,000 Active 157 DOM
20. 2026-07-06
    days on market $51,000 Active 156 DOM
21. 2026-07-05
    days on market $51,000 Active 155 DOM
22. 2026-07-04
    days on market $51,000 Active 154 DOM
23. 2026-07-03
    days on market $51,000 Active 153 DOM
24. 2026-07-02
    days on market $51,000 Active 152 DOM
25. 2026-07-01
    days on market $51,000 Active 151 DOM
26. 2026-06-30
    days on market $51,000 Active 150 DOM
27. 2026-06-29
    days on market $51,000 Active 149 DOM
28. 2026-06-28
    days on market $51,000 Active 148 DOM
29. 2026-06-27
    days on market $51,000 Active 147 DOM
30. 2026-06-26
    days on market $51,000 Active 145 DOM
31. 2026-06-22
    days on market $51,000 Active 142 DOM
32. 2026-06-21
    days on market $51,000 Active 141 DOM
33. 2026-06-19
    days on market $51,000 Active 139 DOM
34. 2026-06-18
    days on market $51,000 Active 138 DOM
35. 2026-06-17
    days on market $51,000 Active 137 DOM
36. 2026-06-16
    days on market $51,000 Active 136 DOM
37. 2026-06-15
    days on market $51,000 Active 135 DOM
38. 2026-06-14
    days on market $51,000 Active 133 DOM
39. 2026-06-12
    days on market $51,000 Active 132 DOM
40. 2026-06-09
    days on market $51,000 Active 129 DOM
41. 2026-06-08
    pricedays on market $51,000 Active 128 DOM
42. 2026-06-07
    days on market $54,000 Active 127 DOM
43. 2026-06-05
    days on market $54,000 Active 124 DOM
44. 2026-06-03
    days on market $54,000 Active 123 DOM
45. 2026-06-02
    days on market $54,000 Active 122 DOM
46. 2026-06-01
    days on market $54,000 Active 121 DOM
47. 2026-05-31
    days on market $54,000 Active 120 DOM
48. 2026-05-30
    days on market $54,000 Active 119 DOM
49. 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.

50. 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.

ⓘ 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: $18,346
• − Mortgage interest: −$2,857
• − Property taxes: −$1,685
• − Insurance: −$255
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$1,484
• Taxable income: $9,130
• Est. tax owed @ 24.0%: −$2,191
• After-tax cash flow: $7,153/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $6,815–$20,445 screening

This charming 3-bedroom home has been renovated with new flooring and appliances, but requires some landscaping and painting to fully enhance its curb appeal and value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — No visible roof material or condition assessment.
• Major Windows (windows) — No visible window condition assessment.
• Major Electrical (electrical) — No visible electrical panel or condition assessment.
• Major Exterior (exterior) — No visible siding or condition assessment.

Repairs flagged

• Minor Landscaping — Overgrown grass and weeds
• Minor Fencing — Some sections appear worn

Value-add opportunities

• Both Landscaping and fencing improvements — Enhances curb appeal and property value ↑
• Both Painting exterior and interior — Improves appearance and value ↑
• Both Landscaping and fencing improvements — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Parley Coburn School F NY #2,041/2,108 Nat'l #36,758/41,679 Middle Ernie Davis Academy F NY #691/729 Nat'l #12,096/14,009 High Elmira High School A NY #482/1,100 Nat'l #1,002/17,239

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

C Composite livability gradescore 62/100

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
• County: Chemung · 82,931 people
• City population: 14,276
• Metro: Elmira, NY
• Population (ZIP): 14,276
• Household income: $54,563
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 7% of renters

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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%

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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%

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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

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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.