34 Preston St · Camden, NY 13316

$45,000

2 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 20 Days on market

Built 1925 6,287 sqft lot ↓ 10% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investors get in on the ground floor in the village of camden. This single family home, brought back to life, can net big bucks for a first time home buyer or single buyer in the current market. Call to schedule your private showing today.

Key facts

• 6,287 sq ft lot
• Built 1925
• Listed 20 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Water heater (listed under appliances/equipment)
• Home design: 2-story residence; Resale property
• Construction: Wood siding exterior; Existing (previously built) structure
• Exterior features: Dirt driveway; Irregular residential lot; Road frontage on a city street; Lot dimensions approximately 66 x 95

Interior

• Kitchen: Eat-in kitchen; Water heater (listed under equipment); See remarks for additional appliance details
• Bedrooms: Total of 5 rooms including living areas and laundry
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating details: see remarks
• Interior features: Eat-in kitchen; Separate/formal living room; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 3.1% in Camden — 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 68/100 on livability (#549 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Camden Central School District (rural): math 34% / reading 48% proficiency, ranked #504 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.40% ✓
• Cap rate: 20.72%
• Cash-on-cash: 51.52%
• DSCR: 3.29
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $280,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9429 Preston Hill Rd	0.57mi	3/2.5 (+1)	1,256 (+4%)	7mo	$291,500	$232	50

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.9%
• Equity multiple: 5.68×
• Total profit: $58,976
• Equity at exit: $40,540

10-year hold

• IRR: 58.5%
• Equity multiple: 12.64×
• Total profit: $146,615
• Equity at exit: $87,425

Cash invested: $12,600 (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 13316

• Home prices YoY: 5.4%
• Active inventory: 53
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $541

Break-even live

Break-even rent $393

Max offer price $45,000

Occupancy floor 45%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $45,000 Active 20 DOM
2. 2026-06-17
   days on market $45,000 Active 19 DOM
3. 2026-06-16
   days on market $45,000 Active 18 DOM
4. 2026-06-15
   days on market $45,000 Active 17 DOM
5. 2026-06-13
   days on market $45,000 Active 15 DOM
6. 2026-06-12
   days on market $45,000 Active 14 DOM
7. 2026-06-09
   days on market $45,000 Active 11 DOM
8. 2026-06-08
   days on market $45,000 Active 10 DOM
9. 2026-06-07
   days on market $45,000 Active 9 DOM
10. 2026-06-07
    days on market $45,000 Active 8 DOM
11. 2026-06-04
    days on market $45,000 Active 5 DOM
12. 2026-06-02
    days on market $45,000 Active 4 DOM
13. 2026-06-01
    days on market $45,000 Active 3 DOM
14. 2026-05-31
    days on market $45,000 Active 2 DOM
15. 2026-05-29
    listed $45,000 Active
16. 2026-05-26
    historical
17. 2026-04-30
    historical
18. 2026-03-24
    price $49,900
19. 2026-03-04
    listed $55,000 Active
20. 2025-12-09
    historical
21. 2025-09-25
    price $49,400
22. 2025-06-12
    listed $49,900 Active

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $716 · $60/mo
• Expected delta: +$44/yr (+$4/mo · 6.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,937
• − Mortgage interest: −$2,521
• − Property taxes: −$672
• − Insurance: −$225
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$1,309
• Taxable income: $6,140
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $5,018/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: Camden Central School District
• NCES district ID: 3606240
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $48,686
• Composite: 35.15/100
• National rank: #5008
• State rank: #504 of 590 in NY

Livability — Camden

• Score: 68/100
• State rank: #549
• US rank: #9877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, NY
• Population (ZIP): 5,924

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 5% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.23%
• Current HPI: 316.4996
• 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

-9.8% since first listed

8 events — show timeline

• 2026-05-29 Listed $45,000 CNYIS
• 2026-05-26 Listing Removed — CNYIS
• 2026-04-30 Listing Removed — CNYIS
• 2026-03-24 Price Changed $49,900 CNYIS
• 2026-03-04 Listed $55,000 CNYIS
• 2025-12-09 Listing Removed — CNYIS
• 2025-09-25 Price Changed $49,400 CNYIS
• 2025-06-12 Listed $49,900 CNYIS

Property tax history

-0.7%/yr

Latest (2025): $672 · -0.9% YoY. Source: county tax records.