64 Cleveland Ave Ave · West Elmira, NY 14905

$165,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 27 Days on market

Built 1847 0.37 ac lot $107/sqft · 14% below area Est $192k · 14% under

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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 +22.9/30.0
• ARV discount +13.9/15.0
• DSCR +7.4/10.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• 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

Move-in ready 3-bedroom home tucked at the end of a quiet West Elmira street with minimal traffic. Set on a large, flat lot, this property offers space, privacy, and versatility. Inside, you'll find hardwood floors, a nicely updated kitchen, and convenient second-floor laundry. The spacious primary suite features a private en-suite bath with a jetted tub. New siding, plus numerous improvements reflect true pride of ownership. The oversized garage fits up to 3 cars with additional room for a workshop—perfect for hobbies or storage. Well-maintained and thoughtfully upgraded, this home is just minutes to Horseheads, Corning, Watkins Glenn and Waverly—an ideal blend of comfort, location, and functionality.

Key facts

• New siding
• Large flat lot
• Updated kitchen

Tags

• LARGE FLAT LOT
• UPDATED KITCHEN
• PRIVATE EN SUITE BATH
• JETTED TUB
• NEW SIDING
• OVERSIZED GARAGE

Property features AI

Exterior

• Parking: Detached garage; Oversized garage; 1 garage space; Other parking features (see remarks)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Block and stone foundation; Built above grade finished area approximately 1,536
• Exterior features: Covered porch

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Cooktop; Dishwasher; Gas water heater; Microwave; Range; Refrigerator; Has basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (18.2% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $135k (18.2% below list) — sets the bar for cash-flow.
• Cap rate 8.4% vs local median 4.6% in West Elmira — 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 72/100 on livability (#341 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: amenities F, commute 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; 5 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 27 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $88k; list at $165k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1847 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,959 (18.2% 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. Built in 1847 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 7.0

CMA / ARV

• ARV (median comp): $192,210
• List price: $165,000
• Delta: -14.16%
• 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
103 Durland Ave	0.30mi	3/2.5	1,528 (-0%)	3mo	$212,000	$139	80
73 Cleveland Ave	0.05mi	3/2.0	1,465 (-5%)	14mo	$140,000	$96	79
1508 W Water St	0.60mi	3/1.0	1,478 (-4%)	0mo	$136,000	$92	62
118 Durland Ave	0.35mi	3/1.5	1,628 (+6%)	13mo	$207,000	$127	61
930 W 1st St	0.69mi	3/1.5	1,600 (+4%)	5mo	$145,000	$91	55
120 Westmont Ave	0.34mi	3/1.5	1,718 (+12%)	12mo	$225,000	$131	52
43 Sunnyside Dr	0.39mi	3/1.0	1,379 (-10%)	11mo	$191,484	$139	51
96 Greenridge Dr E	0.73mi	3/2.5	1,668 (+9%)	2mo	$242,000	$145	48
108 Morningside Dr	0.49mi	3/1.0	1,364 (-11%)	11mo	$150,000	$110	45
1244 W 1st St	0.44mi	2/0.5 (-1)	1,352 (-12%)	7mo	$100,000	$74	42
82 Winsor Cir	0.59mi	4/1.0 (+1)	1,404 (-9%)	9mo	$165,000	$118	42
320 Glen Ave	0.73mi	3/2.0	1,760 (+15%)	7mo	$275,000	$156	36

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-37,183
• Equity at exit: $24,602

10-year hold

• IRR: -17.4%
• Equity multiple: 0.03×
• Total profit: $-44,762
• Equity at exit: $14,266

Cash invested: $46,200 (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 14905

• Home prices YoY: -9.4%
• Active inventory: 39
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,960 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$324 /mo · $3,884/yr
• Insurance: −$69
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-170

Break-even live

Break-even rent $2,175

Max offer price $134,959

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 W Water St Elmira, NY	2.0	2.0	1340	$1,995	$1.49	44d	1	0.30mi
715 W Water St Unit A Elmira, NY	2.0	1.0	2246	$1,100	$0.49	44d	1	1.04mi
550 Spruce St Unit 303 Elmira, NY	2.0	2.0	1350	$1,350	$1.00	44d	1	1.11mi
24 Forest Hills Dr Elmira, NY	3.0	2.0	1500	$2,995	$2.00	44d	1	1.22mi
514 W 1st St Unit A Elmira, NY	4.0	1.0	1416	$1,275	$0.90	44d	1	1.39mi

Listing history 17 events

1. 2026-05-16
   status Active 724-char remark

   Show marketing remark (724 chars)

   Move-in ready 3-bedroom home tucked at the end of a quiet West Elmira street with minimal traffic. Set on a large, flat lot, this property offers space, privacy, and versatility. Inside, you'll find hardwood floors, a nicely updated kitchen, and convenient second-floor laundry. The spacious primary suite features a private en-suite bath with a jetted tub. New siding, plus numerous improvements reflect true pride of ownership. The oversized garage fits up to 3 cars with additional room for a workshop—perfect for hobbies or storage. Well-maintained and thoughtfully upgraded, this home is just minutes to Horseheads, Corning, Watkins Glenn and Waverly—an ideal blend of comfort, location, and functionality.

2. 2026-05-16
   status Active 729-char remark

   Show marketing remark (724 chars)

   Move-in ready 3-bedroom home tucked at the end of a quiet West Elmira street with minimal traffic. Set on a large, flat lot, this property offers space, privacy, and versatility. Inside, you'll find hardwood floors, a nicely updated kitchen, and convenient second-floor laundry. The spacious primary suite features a private en-suite bath with a jetted tub. New siding, plus numerous improvements reflect true pride of ownership. The oversized garage fits up to 3 cars with additional room for a workshop—perfect for hobbies or storage. Well-maintained and thoughtfully upgraded, this home is just minutes to Horseheads, Corning, Watkins Glenn and Waverly—an ideal blend of comfort, location, and functionality.

3. 2026-05-15
   price $163,500
4. 2026-05-05
   historical Active Under Contract 724-char remark

   Show marketing remark (724 chars)

   Move-in ready 3-bedroom home tucked at the end of a quiet West Elmira street with minimal traffic. Set on a large, flat lot, this property offers space, privacy, and versatility. Inside, you'll find hardwood floors, a nicely updated kitchen, and convenient second-floor laundry. The spacious primary suite features a private en-suite bath with a jetted tub. New siding, plus numerous improvements reflect true pride of ownership. The oversized garage fits up to 3 cars with additional room for a workshop—perfect for hobbies or storage. Well-maintained and thoughtfully upgraded, this home is just minutes to Horseheads, Corning, Watkins Glenn and Waverly—an ideal blend of comfort, location, and functionality.

5. 2026-05-05
   historical Active Under Contract 729-char remark

   Show marketing remark (724 chars)

   Move-in ready 3-bedroom home tucked at the end of a quiet West Elmira street with minimal traffic. Set on a large, flat lot, this property offers space, privacy, and versatility. Inside, you'll find hardwood floors, a nicely updated kitchen, and convenient second-floor laundry. The spacious primary suite features a private en-suite bath with a jetted tub. New siding, plus numerous improvements reflect true pride of ownership. The oversized garage fits up to 3 cars with additional room for a workshop—perfect for hobbies or storage. Well-maintained and thoughtfully upgraded, this home is just minutes to Horseheads, Corning, Watkins Glenn and Waverly—an ideal blend of comfort, location, and functionality.

6. 2026-04-30
   listed $165,000 Active
7. 2026-04-29
   listed $165,000 Active 724-char remark

   Show marketing remark (724 chars)

   Move-in ready 3-bedroom home tucked at the end of a quiet West Elmira street with minimal traffic. Set on a large, flat lot, this property offers space, privacy, and versatility. Inside, you'll find hardwood floors, a nicely updated kitchen, and convenient second-floor laundry. The spacious primary suite features a private en-suite bath with a jetted tub. New siding, plus numerous improvements reflect true pride of ownership. The oversized garage fits up to 3 cars with additional room for a workshop—perfect for hobbies or storage. Well-maintained and thoughtfully upgraded, this home is just minutes to Horseheads, Corning, Watkins Glenn and Waverly—an ideal blend of comfort, location, and functionality.

8. 2026-04-29
   listed $165,000 Active 729-char remark

   Show marketing remark (724 chars)

   Move-in ready 3-bedroom home tucked at the end of a quiet West Elmira street with minimal traffic. Set on a large, flat lot, this property offers space, privacy, and versatility. Inside, you'll find hardwood floors, a nicely updated kitchen, and convenient second-floor laundry. The spacious primary suite features a private en-suite bath with a jetted tub. New siding, plus numerous improvements reflect true pride of ownership. The oversized garage fits up to 3 cars with additional room for a workshop—perfect for hobbies or storage. Well-maintained and thoughtfully upgraded, this home is just minutes to Horseheads, Corning, Watkins Glenn and Waverly—an ideal blend of comfort, location, and functionality.

9. 2018-06-06
   soldstatus $88,000
10. 2018-05-30
    soldstatus $93,617
11. 2017-10-18
    listed $92,000
12. 2017-10-18
    listed $92,000
13. 2014-10-25
    historical
14. 2014-04-26
    listed $86,500
15. 2014-04-25
    historical
16. 2013-10-25
    listed $93,900
17. 2003-08-18
    soldstatus $45,000

ⓘ 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: $3,884 · $324/mo
• Projected year-2 tax: $3,884 · $324/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 AE · 70% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $23,515
• − Mortgage interest: −$9,243
• − Property taxes: −$3,884
• − Insurance: −$6,350
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$4,800
• Taxable loss: −$4,524
• Est. tax savings @ 24.0%: +$1,086
• After-tax cash flow: $-955/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 — West Elmira

• Score: 72/100
• State rank: #341
• US rank: #5769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Elmira, NY
• City population: 8,976
• 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

+263.3% since first listed

19 events — show timeline

• 2026-05-27 Pending — GBAOR
• 2026-05-21 Pending — NMPA
• 2026-05-16 Relisted — NMPA
• 2026-05-16 Relisted — GBAOR
• 2026-05-15 Price Changed $163,500 UNYREIS
• 2026-05-05 Contingent — NMPA
• 2026-05-05 Contingent — GBAOR
• 2026-04-30 Listed $165,000 UNYREIS
• 2026-04-29 Listed $165,000 NMPA
• 2026-04-29 Listed $165,000 GBAOR
• 2018-06-06 Sold (Public Records) $88,000 Public Records
• 2018-05-30 Sold (MLS) $93,617 UNYREIS
• 2017-10-18 Listed $92,000 UNYREIS
• 2017-10-18 Listed $92,000 IBRMLS
• 2014-10-25 Listing Removed — UNYREIS
• 2014-04-26 Listed $86,500 UNYREIS
• 2014-04-25 Listing Removed — UNYREIS
• 2013-10-25 Listed $93,900 UNYREIS
• 2003-08-18 Sold (Public Records) $45,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,884 · +4.7% YoY. Source: county tax records.