220 Kingsbury Ave · Elmira, NY 14901

$160,000

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 115 Days on market

Built 1930 6,400 sqft lot $108/sqft · 8% below area Est $174k · 8% under

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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).

• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to 220 Kingsbury Avenue, a well-maintained home offering comfort, functionality, and convenience. This property features a spacious layout with bright living areas, generous bedroom sizes, and a practical floor plan that works for both everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the main living areas. The home sits on a manageable lot with yard space ideal for outdoor enjoyment, gardening, or relaxing. Off-street parking adds convenience, and the location offers easy access to shopping, schools, parks, and major roadways. Whether you are a first-time buyer, downsizing, or looking for an investment opportunity, this property presents strong value and potential. Schedule your showing today.

Key facts

• Manageable lot
• Ample cabinetry
• Bright living areas

Tags

• SPACIOUS LAYOUT
• BRIGHT LIVING AREAS
• AMPLE CABINETRY
• MANAGEABLE LOT
• YARD SPACE
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (24.0% below list).
• Recommended offer: $120k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 10.1% in Elmira — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 3 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 $17k of equity ($1k loan paydown + $16k 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.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 10223% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,315 (24.8% 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 115 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.76% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 11.0

CMA / ARV

• ARV (median comp): $174,456
• List price: $160,000
• Delta: -8.29%
• 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
224 Kingsbury Ave	0.02mi	3/1.5	1,404 (-6%)	6mo	$160,000	$114	83
236 Kendall Pl	0.08mi	3/1.0	1,457 (-2%)	13mo	$223,000	$153	82
235 Chapman Pl	0.10mi	3/1.5	1,668 (+12%)	4mo	$222,000	$133	70
208 Crete Ave	0.10mi	3/1.0	1,287 (-14%)	4mo	$176,000	$137	69
1854 Davis St	0.26mi	3/1.5	1,396 (-6%)	10mo	$170,103	$122	68
119 Verona St	0.25mi	3/1.5	1,390 (-7%)	10mo	$160,000	$115	67
1851 Davis St	0.28mi	3/2.5	1,548 (+4%)	17mo	$174,750	$113	60
1843 Davis St	0.32mi	3/1.0	1,376 (-8%)	16mo	$126,000	$92	59
218 Grant St	0.69mi	2/1.0 (-1)	1,580 (+6%)	5mo	$89,000	$56	48
109 Oakwood Ave	0.29mi	4/2.0 (+1)	1,680 (+13%)	10mo	$188,700	$112	48
1201 Magee St	0.71mi	3/2.0	1,686 (+13%)	8mo	$176,000	$104	34
305 Diven Ave	0.73mi	3/1.5	1,654 (+11%)	17mo	$125,000	$76	31

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $72,899
• Equity at exit: $144,141

10-year hold

• IRR: 18.3%
• Equity multiple: 6.05×
• Total profit: $226,061
• Equity at exit: $310,845

Cash invested: $44,800 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$279 /mo · $3,349/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-225

Break-even live

Break-even rent $1,500

Max offer price $120,315

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
263 W 13th St Unit Lower Elmira Heights, NY	3.0	1.0	900	$1,241	$1.38	44d	1	0.77mi
258 E 14th St Elmira, NY	2.0	1.0	1100	$1,200	$1.09	44d	1	0.88mi
970 Scio St Elmira, NY	2.0	1.0	911	$1,200	$1.32	44d	1	1.32mi

Listing history 30 events

1. 2026-06-19
   days on market $160,000 Active 115 DOM
2. 2026-06-18
   days on market $160,000 Active 114 DOM
3. 2026-06-17
   days on market $160,000 Active 113 DOM
4. 2026-06-16
   days on market $160,000 Active 112 DOM
5. 2026-06-15
   days on market $160,000 Active 111 DOM
6. 2026-06-14
   days on market $160,000 Active 109 DOM
7. 2026-06-12
   days on market $160,000 Active 108 DOM
8. 2026-06-09
   days on market $160,000 Active 105 DOM
9. 2026-06-08
   days on market $160,000 Active 104 DOM
10. 2026-06-07
    days on market $160,000 Active 103 DOM
11. 2026-06-05
    days on market $160,000 Active 100 DOM
12. 2026-06-03
    days on market $160,000 Active 99 DOM
13. 2026-06-02
    days on market $160,000 Active 98 DOM
14. 2026-06-01
    days on market $160,000 Active 97 DOM
15. 2026-05-31
    days on market $160,000 Active 96 DOM
16. 2026-05-30
    days on market $160,000 Active 95 DOM
17. 2026-05-19
    listed $1,550
18. 2026-04-19
    price $160,000 771-char remark

    Show marketing remark (771 chars)

    Welcome to 220 Kingsbury Avenue, a well-maintained home offering comfort, functionality, and convenience. This property features a spacious layout with bright living areas, generous bedroom sizes, and a practical floor plan that works for both everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the main living areas. The home sits on a manageable lot with yard space ideal for outdoor enjoyment, gardening, or relaxing. Off-street parking adds convenience, and the location offers easy access to shopping, schools, parks, and major roadways. Whether you are a first-time buyer, downsizing, or looking for an investment opportunity, this property presents strong value and potential. Schedule your showing today.

19. 2026-03-28
    price $165,000 771-char remark

    Show marketing remark (771 chars)

    Welcome to 220 Kingsbury Avenue, a well-maintained home offering comfort, functionality, and convenience. This property features a spacious layout with bright living areas, generous bedroom sizes, and a practical floor plan that works for both everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the main living areas. The home sits on a manageable lot with yard space ideal for outdoor enjoyment, gardening, or relaxing. Off-street parking adds convenience, and the location offers easy access to shopping, schools, parks, and major roadways. Whether you are a first-time buyer, downsizing, or looking for an investment opportunity, this property presents strong value and potential. Schedule your showing today.

20. 2026-02-23
    listed $170,000 Active 771-char remark

    Show marketing remark (771 chars)

    Welcome to 220 Kingsbury Avenue, a well-maintained home offering comfort, functionality, and convenience. This property features a spacious layout with bright living areas, generous bedroom sizes, and a practical floor plan that works for both everyday living and entertaining. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the main living areas. The home sits on a manageable lot with yard space ideal for outdoor enjoyment, gardening, or relaxing. Off-street parking adds convenience, and the location offers easy access to shopping, schools, parks, and major roadways. Whether you are a first-time buyer, downsizing, or looking for an investment opportunity, this property presents strong value and potential. Schedule your showing today.

21. 2022-11-10
    soldstatus $150,000
22. 2022-11-04
    soldstatus $150,000 366-char remark

    Show marketing remark (366 chars)

    Well maintained 3 bedroom home. Updated kitchen with oak cabinets. Beautiful hardwood floors. Partially finished basement with a bonus room. Updated 200 amp electric and service. Newer furnace with central air. Large rear deck with hot tub hook ups. Beautiful well manicured lawn. You will fall in love with all the detail and care this home has seen over the years.

23. 2022-07-18
    listed $150,000 366-char remark

    Show marketing remark (366 chars)

    Well maintained 3 bedroom home. Updated kitchen with oak cabinets. Beautiful hardwood floors. Partially finished basement with a bonus room. Updated 200 amp electric and service. Newer furnace with central air. Large rear deck with hot tub hook ups. Beautiful well manicured lawn. You will fall in love with all the detail and care this home has seen over the years.

24. 2020-07-30
    historical
25. 2020-06-12
    listed $106,900
26. 2018-03-07
    historical
27. 2018-01-23
    listed $89,900
28. 2014-05-27
    soldstatus $78,000
29. 2014-05-23
    soldstatus $78,000
30. 2014-03-17
    listed $82,900

ⓘ 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: $3,349 · $279/mo
• Projected year-2 tax: $3,349 · $279/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 (shaded) · 75% 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 2/10 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: $14,584
• − Mortgage interest: −$8,962
• − Property taxes: −$3,349
• − Insurance: −$800
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$4,655
• Taxable loss: −$5,515
• Est. tax savings @ 24.0%: +$1,324
• After-tax cash flow: $-1,372/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

-98.1% since first listed

14 events — show timeline

• 2026-05-19 Listed for Rent $1,550 IBRMLS
• 2026-04-19 Price Changed $160,000 IBRMLS
• 2026-03-28 Price Changed $165,000 IBRMLS
• 2026-02-23 Listed $170,000 IBRMLS
• 2022-11-10 Sold (Public Records) $150,000 Public Records
• 2022-11-04 Sold (MLS) $150,000 UNYREIS
• 2022-07-18 Listed $150,000 UNYREIS
• 2020-07-30 Listing Removed — UNYREIS
• 2020-06-12 Listed $106,900 UNYREIS
• 2018-03-07 Listing Removed — UNYREIS
• 2018-01-23 Listed $89,900 UNYREIS
• 2014-05-27 Sold (Public Records) $78,000 Public Records
• 2014-05-23 Sold (MLS) $78,000 UNYREIS
• 2014-03-17 Listed $82,900 UNYREIS

Property tax history

+9.9%/yr

Latest (2025): $3,349 · -12.3% YoY. Source: county tax records.