213 Foster Ave · Elmira, NY 14905

$79,900

3 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 138 Days on market

Built 1910 2,133 sqft lot $53/sqft · 48% below area Est $154k · 48% 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

This 3-bedroom, 1.5-bath, two-story bungalow in West Elmira offers flexible potential as a single-family residence or an income-producing rental. The home features a functional layout with spacious living areas, a convenient half bath, and three well-sized bedrooms. Whether you’re an owner-occupant looking to make it your own or an investor seeking a solid addition to your portfolio, this property offers great opportunity. Being sold as is.

Key facts

• 2,133 sq ft lot
• Built 1910
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

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: 39 active listings in the ZIP; 11 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 $552 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 23y ago; this cycle's ask is 5607% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $62k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1910 — 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: 1.63% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 5.1

CMA / ARV

• ARV (median comp): $153,922
• List price: $79,900
• Delta: -48.09%
• 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
720 W Church St	0.12mi	2/1.5 (-1)	1,514 (-0%)	5mo	$33,000	$22	83
816 W Gray St	0.09mi	3/1.0	1,642 (+8%)	0mo	$133,000	$81	82
903 W 1st St	0.19mi	3/1.5	1,632 (+8%)	4mo	$125,000	$77	73
930 W 1st St	0.33mi	3/1.5	1,600 (+6%)	5mo	$145,000	$91	69
511 Davis St	0.71mi	3/1.0	1,592 (+5%)	1mo	$63,000	$40	58
632 Partridge St	0.55mi	3/2.0	1,632 (+8%)	8mo	$155,000	$95	51
660 Walnut St	0.66mi	4/1.5 (+1)	1,400 (-8%)	1mo	$150,000	$107	49
460 W 3rd St	0.59mi	3/1.5	1,716 (+13%)	0mo	$40,000	$23	48
354 Euclid Ave	0.33mi	4/2.0 (+1)	1,716 (+13%)	8mo	$100,000	$58	47
626 Decker Ave	0.59mi	3/2.0	1,335 (-12%)	2mo	$142,000	$106	47
461 W Hudson St	0.74mi	3/1.5	1,331 (-12%)	6mo	$93,906	$71	38
502 Partridge St	0.75mi	3/2.0	1,294 (-15%)	7mo	$28,000	$22	31

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: 7.3%
• Equity multiple: 1.29×
• Total profit: $6,434
• Equity at exit: $11,913

10-year hold

• IRR: 16.7%
• Equity multiple: 2.38×
• Total profit: $30,910
• Equity at exit: $6,908

Cash invested: $22,372 (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 14905

• Home prices YoY: -9.4%
• Active inventory: 39
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$419
• Tax from tax record: −$274 /mo · $3,284/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $302

Break-even live

Break-even rent $919

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $348	-5% $325	+0% $302	+5% $280	+10% $257
Rent	-10% $199	-5% $251	+0% $302	+5% $354	+10% $405
Rate	-1.0pp $343	-0.5pp $323	base $302	+0.5pp $282	+1.0pp $261

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 W Water St Unit A Elmira, NY	2.0	1.0	2246	$1,100	$0.49	45d	1	0.17mi
514 W 1st St Unit A Elmira, NY	4.0	1.0	1416	$1,275	$0.90	45d	1	0.44mi
454 W 2nd St Unit 1 Elmira, NY	2.0	1.0	1400	$1,000	$0.71	45d	1	0.58mi
363 W Water St #2 Elmira, NY	3.0	1.0	1084	$1,250	$1.15	45d	1	0.76mi
1210 W Water St Elmira, NY	2.0	2.0	1340	$1,995	$1.49	45d	1	0.79mi
357 W Clinton St Unit 1 Elmira, NY	2.0	1.5	1650	$1,500	$0.91	45d	1	0.83mi
355 W Clinton St Unit 1 Elmira, NY	3.0	1.5	1650	$1,400	$0.85	45d	1	0.84mi
419 Jefferson St Unit A Elmira, NY	2.0	2.0	1100	$1,995	$1.81	45d	1	0.97mi
550 Spruce St Unit 303 Elmira, NY	2.0	2.0	1350	$1,350	$1.00	45d	1	1.01mi
106 W 2nd St Unit A Elmira, NY	3.0	1.0	1395	$1,400	$1.00	45d	1	1.08mi
160 Boardman St Unit B Elmira, NY	2.0	1.0	1727	$800	$0.46	45d	1	1.20mi

Listing history 46 events

1. 2026-06-21
   days on market $79,900 Active 138 DOM
2. 2026-06-19
   days on market $79,900 Active 136 DOM
3. 2026-06-18
   days on market $79,900 Active 135 DOM
4. 2026-06-17
   days on market $79,900 Active 134 DOM
5. 2026-06-16
   days on market $79,900 Active 133 DOM
6. 2026-06-15
   days on market $79,900 Active 132 DOM
7. 2026-06-14
   days on market $79,900 Active 130 DOM
8. 2026-06-12
   days on market $79,900 Active 129 DOM
9. 2026-06-09
   days on market $79,900 Active 126 DOM
10. 2026-06-08
    days on market $79,900 Active 125 DOM
11. 2026-06-07
    days on market $79,900 Active 124 DOM
12. 2026-06-05
    days on market $79,900 Active 121 DOM
13. 2026-06-03
    days on market $79,900 Active 120 DOM
14. 2026-06-02
    days on market $79,900 Active 119 DOM
15. 2026-06-01
    days on market $79,900 Active 118 DOM
16. 2026-05-31
    days on market $79,900 Active 117 DOM
17. 2026-05-30
    days on market $79,900 Active 116 DOM
18. 2026-05-01
    historical $1,300
19. 2026-04-27
    status Active 450-char remark

    Show marketing remark (450 chars)

    This 3-bedroom, 1.5-bath, two-story bungalow in West Elmira offers flexible potential as a single-family residence or an income-producing rental. The home features a functional layout with spacious living areas, a convenient half bath, and three well-sized bedrooms. Whether you’re an owner-occupant looking to make it your own or an investor seeking a solid addition to your portfolio, this property offers great opportunity. Being sold as is.

20. 2026-04-07
    price $1,300
21. 2026-04-06
    status Pending 450-char remark

    Show marketing remark (450 chars)

    This 3-bedroom, 1.5-bath, two-story bungalow in West Elmira offers flexible potential as a single-family residence or an income-producing rental. The home features a functional layout with spacious living areas, a convenient half bath, and three well-sized bedrooms. Whether you’re an owner-occupant looking to make it your own or an investor seeking a solid addition to your portfolio, this property offers great opportunity. Being sold as is.

22. 2026-03-24
    listed $1,400
23. 2026-03-23
    price $79,900 450-char remark

    Show marketing remark (450 chars)

    This 3-bedroom, 1.5-bath, two-story bungalow in West Elmira offers flexible potential as a single-family residence or an income-producing rental. The home features a functional layout with spacious living areas, a convenient half bath, and three well-sized bedrooms. Whether you’re an owner-occupant looking to make it your own or an investor seeking a solid addition to your portfolio, this property offers great opportunity. Being sold as is.

24. 2026-01-13
    listed $89,900 Active 450-char remark

    Show marketing remark (450 chars)

    This 3-bedroom, 1.5-bath, two-story bungalow in West Elmira offers flexible potential as a single-family residence or an income-producing rental. The home features a functional layout with spacious living areas, a convenient half bath, and three well-sized bedrooms. Whether you’re an owner-occupant looking to make it your own or an investor seeking a solid addition to your portfolio, this property offers great opportunity. Being sold as is.

25. 2024-03-24
    historical $1,300
26. 2024-03-21
    listed $1,300
27. 2021-07-21
    historical
28. 2021-06-25
    listed $84,900
29. 2020-10-15
    historical
30. 2020-08-18
    listed $69,900
31. 2017-09-29
    soldstatus $62,000
32. 2017-09-28
    soldstatus $62,000
33. 2017-04-19
    listed $59,900
34. 2016-12-09
    historical
35. 2016-08-03
    historical
36. 2016-07-18
    listed $65,000
37. 2016-07-18
    listed $69,900
38. 2015-08-14
    historical
39. 2015-08-05
    listed $75,000
40. 2013-08-28
    soldstatus $64,000
41. 2013-08-28
    soldstatus $64,000
42. 2013-07-02
    listed $65,000
43. 2004-09-02
    historical
44. 2004-04-15
    listed $49,900
45. 2003-12-05
    soldstatus $23,500
46. 2003-06-16
    listed $23,000

ⓘ 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: $3,284 · $274/mo
• Projected year-2 tax: $3,284 · $274/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥97°F today · 17 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: $15,619
• − Mortgage interest: −$4,476
• − Property taxes: −$3,284
• − Insurance: −$400
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,324
• Taxable income: $2,637
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $2,995/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): 8,976

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 7% Hispanic / Latino 3% Asian 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Chinese 1% Russian/Polish/Slavic 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: ▼ -26.09%
• Current HPI: 252.0326
• 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

-94.3% since first listed

29 events — show timeline

• 2026-05-01 Rental Removed $1,300 CNYIS
• 2026-04-27 Relisted — CNYIS
• 2026-04-07 Price Changed $1,300 CNYIS
• 2026-04-06 Pending — CNYIS
• 2026-03-24 Listed for Rent $1,400 CNYIS
• 2026-03-23 Price Changed $79,900 CNYIS
• 2026-01-13 Listed $89,900 CNYIS
• 2024-03-24 Rental Removed $1,300 ECMLS
• 2024-03-21 Listed for Rent $1,300 ECMLS
• 2021-07-21 Listing Removed — UNYREIS
• 2021-06-25 Listed $84,900 UNYREIS
• 2020-10-15 Listing Removed — UNYREIS
• 2020-08-18 Listed $69,900 UNYREIS
• 2017-09-29 Sold (Public Records) $62,000 Public Records
• 2017-09-28 Sold (MLS) $62,000 UNYREIS
• 2017-04-19 Listed $59,900 UNYREIS
• 2016-12-09 Listing Removed — UNYREIS
• 2016-08-03 Listing Removed — UNYREIS
• 2016-07-18 Listed $69,900 UNYREIS
• 2016-07-18 Listed $65,000 UNYREIS
• 2015-08-14 Listing Removed — UNYREIS
• 2015-08-05 Listed $75,000 UNYREIS
• 2013-08-28 Sold (Public Records) $64,000 Public Records
• 2013-08-28 Sold (MLS) $64,000 UNYREIS
• 2013-07-02 Listed $65,000 UNYREIS
• 2004-09-02 Listing Removed — UNYREIS
• 2004-04-15 Listed $49,900 UNYREIS
• 2003-12-05 Sold (MLS) $23,500 UNYREIS
• 2003-06-16 Listed $23,000 UNYREIS

Property tax history

+6.0%/yr

Latest (2025): $3,284 · -19.1% YoY. Source: county tax records.