319 W Clinton St · Elmira, NY 14901

$115,000

3 bd · 1.0 ba · 2,480 sqft · Townhouse public records · 43 Days on market

Built 1898 2,570 sqft lot $46/sqft · 7% above area Est $108k · 7% over

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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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +7.1/10.0
• ARV discount +4.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Amazing row-house. Newly updated and ready for you to move into! Large rooms, great kitchen and bathroom. The floors are terrific. Fantastic master bedroom on the 2nd floor. The current owners did a FANTASTIC job getting this ready for you to move into! Within walking distance to LECOM

Key facts

• 2,570 sq ft lot
• Parking
• Built 1898

Property features AI

Exterior

• Parking: No garage; Shared driveway
• Utilities: Cable available; Public water available; Sewer connected; Circuit breaker electrical service; Gas service
• Home design: 2-story building; Resale property; Flat/membrane/rubber roof
• Construction: Brick construction; Block foundation; Existing/previously built
• Exterior features: Deck; Fully fenced yard; Rectangular lot (approximately 89 x 29)

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: Bedroom 2 (Second level); Bedroom 3 (Second level); Bedroom 4 (Second level); Bedroom 5
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Other interior features (see remarks)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% 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: 78 active listings in the ZIP; 4 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 $12k of equity ($795 loan paydown + $12k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 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 $62k; list at $115k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.21% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (median comp): $107,746
• List price: $115,000
• Delta: 6.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.9%
• Equity multiple: 3.49×
• Total profit: $80,329
• Equity at exit: $103,601

10-year hold

• IRR: 27.5%
• Equity multiple: 7.92×
• Total profit: $222,748
• Equity at exit: $223,420

Cash invested: $32,200 (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 14901

• Home prices YoY: 15.9%
• Active inventory: 78
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $277

Break-even live

Break-even rent $1,044

Max offer price $115,000

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 W Clinton St Unit 1 Elmira, NY	3.0	1.5	1650	$1,400	$0.85	44d	1	0.04mi
357 W Clinton St Unit 1 Elmira, NY	2.0	1.5	1650	$1,500	$0.91	44d	1	0.04mi
715 W Water St Unit A Elmira, NY	2.0	1.0	2246	$1,100	$0.49	44d	1	0.83mi
160 Boardman St Unit B Elmira, NY	2.0	1.0	1727	$800	$0.46	44d	1	1.02mi

Listing history 26 events

1. 2026-06-19
   days on market $115,000 Active 43 DOM
2. 2026-06-18
   days on market $115,000 Active 42 DOM
3. 2026-06-17
   days on market $115,000 Active 41 DOM
4. 2026-06-16
   days on market $115,000 Active 40 DOM
5. 2026-06-15
   days on market $115,000 Active 39 DOM
6. 2026-06-14
   days on market $115,000 Active 37 DOM
7. 2026-06-12
   days on market $115,000 Active 36 DOM
8. 2026-06-09
   days on market $115,000 Active 33 DOM
9. 2026-06-08
   days on market $115,000 Active 32 DOM
10. 2026-06-07
    days on market $115,000 Active 31 DOM
11. 2026-06-05
    days on market $115,000 Active 28 DOM
12. 2026-06-03
    days on market $115,000 Active 27 DOM
13. 2026-06-02
    days on market $115,000 Active 26 DOM
14. 2026-06-01
    days on market $115,000 Active 25 DOM
15. 2026-05-31
    days on market $115,000 Active 24 DOM
16. 2026-05-30
    days on market $115,000 Active 23 DOM
17. 2026-05-07
    listed $115,000 Active 379-char remark
18. 2022-09-15
    soldstatus $62,000
19. 2022-07-20
    soldstatus $62,000 288-char remark

    Show marketing remark (288 chars)

    Amazing row-house. Newly updated and ready for you to move into! Large rooms, great kitchen and bathroom. The floors are terrific. Fantastic master bedroom on the 2nd floor. The current owners did a FANTASTIC job getting this ready for you to move into! Within walking distance to LECOM

20. 2022-05-12
    listed $70,000 288-char remark

    Show marketing remark (288 chars)

    Amazing row-house. Newly updated and ready for you to move into! Large rooms, great kitchen and bathroom. The floors are terrific. Fantastic master bedroom on the 2nd floor. The current owners did a FANTASTIC job getting this ready for you to move into! Within walking distance to LECOM

21. 2008-04-08
    soldstatus $25,000
22. 2007-10-10
    soldstatus $25,000
23. 2007-10-04
    soldstatus $25,000

    Show marketing remark (135 chars)

    LARGE 4 BEDROOM ROW HOUSE WITH BEAUTIFUL NATURAL WOODWORK. LARGE ROOMS, FENCED IN BACK YARD. HOME IS LOCATED ON FAR LEFT OF ROW HOUSES.

24. 2007-03-07
    listed $25,000

    Show marketing remark (135 chars)

    LARGE 4 BEDROOM ROW HOUSE WITH BEAUTIFUL NATURAL WOODWORK. LARGE ROOMS, FENCED IN BACK YARD. HOME IS LOCATED ON FAR LEFT OF ROW HOUSES.

25. 2005-08-28
    historical
26. 2005-02-28
    listed $30,000

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/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 6/10 Major FEMA zone X · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $16,742
• − Mortgage interest: −$6,442
• − Property taxes: −$2,087
• − Insurance: −$575
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,345
• Taxable income: $1,613
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $2,940/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): 14,430

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 (70%)
• Race & ethnicity: White 70% Black 15% Two or more races 7% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Chinese 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: ▲ 32.34%
• Current HPI: 236.2674
• 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

+283.3% since first listed

10 events — show timeline

• 2026-05-07 Listed $115,000 UNYREIS
• 2022-09-15 Sold (Public Records) $62,000 Public Records
• 2022-07-20 Sold (MLS) $62,000 UNYREIS
• 2022-05-12 Listed $70,000 UNYREIS
• 2008-04-08 Sold (Public Records) $25,000 Public Records
• 2007-10-10 Sold (Public Records) $25,000 Public Records
• 2007-10-04 Sold (MLS) $25,000 UNYREIS
• 2007-03-07 Listed $25,000 UNYREIS
• 2005-08-28 Listing Removed — UNYREIS
• 2005-02-28 Listed $30,000 UNYREIS

Property tax history

+6.5%/yr

Latest (2025): $2,087 · -11.5% YoY. Source: county tax records.