623 Decker Ave · Elmira, NY 14904

$131,900

2 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 56 Days on market

Built 1940 5,794 sqft lot $103/sqft · at area comps Est $134k · at est.

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Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +8.1/15.0
• DSCR +6.6/10.0
• 1% rule +6.3/10.0
• 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

Adorable ranch home on the southside, 2 bedrooms with sunporch and easy maintenance. Estate sale April 29th and 30th. More interior pictures to follow. Offering off street parking, sidewalks and plenty of neighboring blocks to take a morning or evening walk. Be sure to take a peak while available.

Key facts

• Bonus family room
• Walk up attic
• Brand new roof

Tags

• BRAND NEW ROOF
• UPGRADED ELECTRICAL
• RENOVATED KITCHEN
• BONUS FAMILY ROOM
• WALK UP ATTIC
• FULLY FENCED IN BACKYARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing (resale) property
• Construction: Aluminum siding; Asphalt shingle roof; Poured foundation; Slab foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Rectangular lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Gas water heater
• Bedrooms: Two main-level bedrooms
• Flooring: Ceramic tile; Luxury vinyl; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Bedroom on main level; See remarks / other interior features
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 101 active listings in the ZIP; 10 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 $912 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,943 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1940 — 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: 1.13% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (median comp): $133,629
• List price: $131,900
• Delta: -1.29%
• 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
609 Mount Zoar St	0.13mi	3/1.0 (+1)	1,290 (+0%)	9mo	$72,250	$56	81
626 Decker Ave	0.04mi	3/2.0 (+1)	1,335 (+4%)	2mo	$142,000	$106	81
607 Partridge St	0.09mi	3/1.0 (+1)	1,218 (-5%)	3mo	$126,000	$103	79
609 Decker Ave	0.06mi	2/1.0	1,152 (-10%)	4mo	$45,000	$39	77
421 Partridge St	0.37mi	3/1.5 (+1)	1,274 (-1%)	1mo	$47,000	$37	73
502 Partridge St	0.31mi	3/2.0 (+1)	1,294 (+1%)	7mo	$28,000	$22	70
562 Baty St	0.49mi	3/1.0 (+1)	1,296 (+1%)	5mo	$111,702	$86	67
461 W Hudson St	0.39mi	3/1.5 (+1)	1,331 (+4%)	6mo	$93,906	$71	63
570 Cypress St	0.71mi	3/1.0 (+1)	1,307 (+2%)	1mo	$127,200	$97	58
310 Cottage Pl	0.61mi	3/1.0 (+1)	1,178 (-8%)	6mo	$32,000	$27	48
629 Stacia	0.70mi	3/1.0 (+1)	1,176 (-9%)	9mo	$134,900	$115	41
890 Holdridge St	0.63mi	3/1.0 (+1)	1,100 (-14%)	9mo	$129,900	$118	34

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: 0.73×
• Total profit: $-9,914
• Equity at exit: $19,667

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $6,340
• Equity at exit: $11,404

Cash invested: $36,932 (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 14904

• Home prices YoY: -9.6%
• Active inventory: 101
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$692
• Tax from tax record: −$255 /mo · $3,065/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $179

Break-even live

Break-even rent $1,268

Max offer price $131,900

Occupancy floor 83%

Sensitivity live

Price	-10% $253	-5% $216	+0% $179	+5% $141	+10% $104
Rent	-10% $61	-5% $120	+0% $179	+5% $238	+10% $297
Rate	-1.0pp $245	-0.5pp $212	base $179	+0.5pp $145	+1.0pp $110

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: $32,975
• Closing costs: $3,957
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Jefferson St Unit A Elmira, NY	2.0	2.0	1100	$1,995	$1.81	44d	1	0.42mi
550 Spruce St Unit 303 Elmira, NY	2.0	2.0	1350	$1,350	$1.00	44d	1	0.54mi
363 W Water St #2 Elmira, NY	3.0	1.0	1084	$1,250	$1.15	44d	1	0.67mi
454 W 2nd St Unit 1 Elmira, NY	2.0	1.0	1400	$1,000	$0.71	44d	1	0.78mi
160 Boardman St Unit B Elmira, NY	2.0	1.0	1727	$800	$0.46	44d	1	0.79mi
357 W Clinton St Unit 1 Elmira, NY	2.0	1.5	1650	$1,500	$0.91	44d	1	1.01mi
355 W Clinton St Unit 1 Elmira, NY	3.0	1.5	1650	$1,400	$0.85	44d	1	1.02mi
106 W 2nd St Unit A Elmira, NY	3.0	1.0	1395	$1,400	$1.00	44d	1	1.10mi
1210 W Water St Elmira, NY	2.0	2.0	1340	$1,995	$1.49	44d	1	1.13mi
970 Scio St Elmira, NY	2.0	1.0	911	$1,200	$1.32	44d	1	1.48mi

Listing history 23 events

1. 2026-06-19
   days on market $131,900 Active 56 DOM
2. 2026-06-18
   days on market $131,900 Active 55 DOM
3. 2026-06-17
   days on market $131,900 Active 54 DOM
4. 2026-06-16
   days on market $131,900 Active 53 DOM
5. 2026-06-15
   days on market $131,900 Active 52 DOM
6. 2026-06-14
   days on market $131,900 Active 50 DOM
7. 2026-06-12
   days on market $131,900 Active 49 DOM
8. 2026-06-09
   days on market $131,900 Active 46 DOM
9. 2026-06-08
   days on market $131,900 Active 45 DOM
10. 2026-06-07
    pricedays on market $131,900 Active 44 DOM
11. 2026-06-05
    days on market $134,900 Active 41 DOM
12. 2026-06-03
    days on market $134,900 Active 40 DOM
13. 2026-06-02
    days on market $134,900 Active 39 DOM
14. 2026-06-01
    days on market $134,900 Active 38 DOM
15. 2026-05-31
    days on market $134,900 Active 37 DOM
16. 2026-05-30
    days on market $134,900 Active 36 DOM
17. 2026-05-15
    price $134,900 1014-char remark
18. 2026-04-24
    listed $139,900 Active 1014-char remark
19. 2022-12-19
    soldstatus $138,000
20. 2022-06-29
    soldstatus $60,000
21. 2022-06-27
    soldstatus $60,000 298-char remark

    Show marketing remark (298 chars)

    Adorable ranch home on the southside, 2 bedrooms with sunporch and easy maintenance. Estate sale April 29th and 30th. More interior pictures to follow. Offering off street parking, sidewalks and plenty of neighboring blocks to take a morning or evening walk. Be sure to take a peak while available.

22. 2022-04-28
    listed $67,000 298-char remark

    Show marketing remark (298 chars)

    Adorable ranch home on the southside, 2 bedrooms with sunporch and easy maintenance. Estate sale April 29th and 30th. More interior pictures to follow. Offering off street parking, sidewalks and plenty of neighboring blocks to take a morning or evening walk. Be sure to take a peak while available.

23. 1998-11-23
    soldstatus $42,000

ⓘ 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: $3,065 · $255/mo
• Projected year-2 tax: $3,065 · $255/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥97°F today · 17 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: $17,935
• − Mortgage interest: −$7,388
• − Property taxes: −$3,065
• − Insurance: −$660
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$3,837
• Taxable income: $116
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,117/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): 14,276

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 7% Hispanic / Latino 5% Native American 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica, Dominican Republic
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -23.33%
• Current HPI: 220.688
• 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

+214.0% since first listed

8 events — show timeline

• 2026-06-06 Price Changed $131,900 UNYREIS
• 2026-05-15 Price Changed $134,900 UNYREIS
• 2026-04-24 Listed $139,900 UNYREIS
• 2022-12-19 Sold (Public Records) $138,000 Public Records
• 2022-06-29 Sold (Public Records) $60,000 Public Records
• 2022-06-27 Sold (MLS) $60,000 UNYREIS
• 2022-04-28 Listed $67,000 UNYREIS
• 1998-11-23 Sold (Public Records) $42,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $3,065 · -14.8% YoY. Source: county tax records.