94 Oakwood Ave · Elmira Heights, NY 14903

$124,900

2 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 35 Days on market

Built 1910 8,041 sqft lot $122/sqft · at area comps Est $122k · at est.

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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 +10.3/30.0
• Appreciation +6.9/10.0
• ARV discount +6.6/15.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CUTE BUNGALOW IN ELMIRA HEIGHTS, 2 FULL BATHS 1ST FLOOR LAUNDRY ROOM, MODERN KITCHEN, COVERED FRONT PORCH, CERAMIC TILE NICE YARD, TAKE A LOOK

Key facts

• Covered front porch
• Move in ready
• Brand new metal roof

Tags

• MOVE IN READY
• NO STEP SHOWER
• WALK IN PANTRY
• BRAND NEW METAL ROOF
• COVERED FRONT PORCH
• DETACHED GARAGE

Property features AI

Finance

• Other: Lot is rectangular, near public transit, road frontage on a main thoroughfare

Exterior

• Parking: Detached garage with garage door opener; One garage space
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical
• Home design: One-story property; Resale condition
• Construction: Vinyl siding; Metal and shingle roof; Stone foundation; Existing year built
• Exterior features: Blacktop driveway; Covered porch; Shed(s)/additional storage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Laminate; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Baseboard heating; Wall cooling unit(s)
• Interior features: Ceiling fan(s); Separate/formal living room; Galley kitchen; Walk-in pantry; Low-threshold shower
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-68 ($-812/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (9.1% below list).
• Recommended offer: $113k (9.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#338 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Elmira Heights Central School District (suburban): math 39% / reading 46% proficiency, ranked #496 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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

• In year one you build about $6k of equity ($864 loan paydown + $5k appreciation (3.8% 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 (3.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, 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 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $50k; list at $125k implies a 152% 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 $112,949 (9.6% 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 35 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 9.2

CMA / ARV

• ARV (median comp): $122,404
• List price: $124,900
• Delta: 2.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Kingsbury Ave	0.20mi	2/1.5	979 (-4%)	13mo	$120,000	$123	71
104 E Mccanns Blvd	0.31mi	2/1.0	1,000 (-2%)	11mo	$97,000	$97	68
213 Chapman Pl	0.15mi	2/1.0	1,134 (+11%)	17mo	$125,000	$110	57
275 W 10th St	0.42mi	3/1.0 (+1)	960 (-6%)	6mo	$90,000	$94	56
109 Garfield St	0.37mi	2/1.0	936 (-9%)	11mo	$89,900	$96	55
445 Braden	0.40mi	2/1.0	1,091 (+6%)	18mo	$85,000	$78	52
103 Hope St	0.34mi	3/1.0 (+1)	1,140 (+11%)	6mo	$127,200	$112	51
128 Lynwood Ave	0.35mi	2/1.0	945 (-8%)	19mo	$122,000	$129	51
271 W 14th St	0.68mi	3/1.0 (+1)	1,064 (+4%)	8mo	$76,000	$71	46
266 W 12th St	0.59mi	2/1.0	986 (-4%)	20mo	$87,550	$89	46
220 W 12th	0.54mi	3/1.0 (+1)	1,144 (+12%)	10mo	$141,500	$124	38
448 Braden	0.37mi	3/1.0 (+1)	1,160 (+13%)	18mo	$95,000	$82	37

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

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.46×
• Total profit: $16,183
• Equity at exit: $61,869

10-year hold

• IRR: 10.0%
• Equity multiple: 2.64×
• Total profit: $57,361
• Equity at exit: $100,047

Cash invested: $34,972 (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 14903

• Home prices YoY: 1.6%
• Active inventory: 27
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$655
• Tax from tax record: −$257 /mo · $3,090/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-68

Break-even live

Break-even rent $1,221

Max offer price $112,949

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-32	+0% $-68	+5% $-103	+10% $-138
Rent	-10% $-157	-5% $-112	+0% $-68	+5% $-23	+10% $22
Rate	-1.0pp $-5	-0.5pp $-36	base $-68	+0.5pp $-100	+1.0pp $-133

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200-202 Robinwood Ave Elmira Heights, NY	1.0	1.0	700	$995	$1.42	45d	1	0.49mi
263 W 13th St Unit Lower Elmira Heights, NY	3.0	1.0	900	$1,241	$1.38	44d	1	0.60mi
2146 College Ave Unit 2C Loft Elmira, NY	1.0	1.0	750	$1,145	$1.53	44d	1	0.61mi
258 E 14th St Elmira, NY	2.0	1.0	1100	$1,200	$1.09	44d	1	0.78mi
1056 Walnut St Unit 4 Elmira, NY	1.0	1.0	750	$995	$1.33	44d	1	1.16mi
970 Scio St Elmira, NY	2.0	1.0	911	$1,200	$1.32	44d	1	1.45mi

Listing history 15 events

1. 2026-06-15
   statusdays on market $124,900 Pending 35 DOM
2. 2026-06-13
   days on market $124,900 Active 34 DOM
3. 2026-06-12
   days on market $124,900 Active 33 DOM
4. 2026-06-09
   days on market $124,900 Active 30 DOM
5. 2026-06-08
   days on market $124,900 Active 29 DOM
6. 2026-06-07
   days on market $124,900 Active 28 DOM
7. 2026-06-07
   days on market $124,900 Active 27 DOM
8. 2026-06-04
   days on market $124,900 Active 24 DOM
9. 2026-06-02
   days on market $124,900 Active 23 DOM
10. 2026-06-01
    days on market $124,900 Active 22 DOM
11. 2026-05-31
    days on market $124,900 Active 21 DOM
12. 2026-05-10
    listed $124,900 Active 1292-char remark
13. 2005-10-11
    soldstatus $49,500
14. 2005-10-06
    soldstatus $49,500 142-char remark

    Show marketing remark (142 chars)

    CUTE BUNGALOW IN ELMIRA HEIGHTS, 2 FULL BATHS 1ST FLOOR LAUNDRY ROOM, MODERN KITCHEN, COVERED FRONT PORCH, CERAMIC TILE NICE YARD, TAKE A LOOK

15. 2005-05-02
    listed $52,900 142-char remark

    Show marketing remark (142 chars)

    CUTE BUNGALOW IN ELMIRA HEIGHTS, 2 FULL BATHS 1ST FLOOR LAUNDRY ROOM, MODERN KITCHEN, COVERED FRONT PORCH, CERAMIC TILE NICE YARD, TAKE A LOOK

ⓘ 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: $3,090 · $257/mo
• Projected year-2 tax: $3,090 · $257/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $13,623
• − Mortgage interest: −$6,996
• − Property taxes: −$3,090
• − Insurance: −$624
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,633
• Taxable loss: −$2,901
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $-116/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 Heights Central School District
• NCES district ID: 3610590
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 46% ▲ 7.00%
• Median HH income: $42,753
• Composite: 35.85/100
• National rank: #4821
• State rank: #496 of 590 in NY

Livability — Elmira Heights

• Score: 72/100
• State rank: #338
• US rank: #5747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmira Heights, NY
• Population (ZIP): 7,140

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 (81%)
• Race & ethnicity: White 81% Black 7% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▲ 3.80%
• Current HPI: 234.7884
• 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

+136.1% since first listed

5 events — show timeline

• 2026-06-14 Pending — UNYREIS
• 2026-05-10 Listed $124,900 UNYREIS
• 2005-10-11 Sold (Public Records) $49,500 Public Records
• 2005-10-06 Sold (MLS) $49,500 UNYREIS
• 2005-05-02 Listed $52,900 UNYREIS

Property tax history

+9.0%/yr

Latest (2025): $3,090 · +8.0% YoY. Source: county tax records.