1303 N Main St · Elmira, NY 14901

$125,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 49 Days on market

Built 1900 8,004 sqft lot $78/sqft · 13% below area Est $143k · 13% 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 +19.5/30.0
• ARV discount +13.2/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This home is conveniently located near Elmira College, LECOM, Arnot Ogden Medical Center, shopping, restaurants, parks, schools, biking and hiking trail. The 1st floor has kitchen, dining room, living room and bonus room could be a den, office, or a bedroom. The 2nd floor has 3 bedrooms and a full bath, bonus room off one of the bedrooms could be extra storage or office space. A deck area for entertaining and/or relaxing and off-street parking. Tenant occupied please allow 48 hours. Tenant maybe present. No appliances to convey with sale, all tenant owned

Key facts

• Deck area
• Off street parking
• Bonus room

Tags

• BONUS ROOM
• DECK AREA
• OFF STREET PARKING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story; Resale property
• Construction: Wood siding; Blown-in insulation; Stone foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Deck; Covered porch

Interior

• Flooring: Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Separate formal living room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 79 active listings in the ZIP; 6 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

• In year one you build about $13k of equity ($864 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1900 — 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: 1.05% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (median comp): $143,124
• List price: $125,000
• Delta: -12.66%
• 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
218 Grant St	0.09mi	2/1.0 (-1)	1,580 (-1%)	5mo	$89,000	$56	84
1201 Magee St	0.10mi	3/2.0	1,686 (+5%)	8mo	$176,000	$104	76
1153 College Ave	0.23mi	3/1.0	1,480 (-8%)	5mo	$105,000	$71	73
229 Crete Ave	0.53mi	3/1.5	1,730 (+8%)	3mo	$75,000	$43	57
235 Chapman Pl	0.71mi	3/1.5	1,668 (+4%)	4mo	$222,000	$133	54
1320 Grand Central Ave	0.45mi	3/1.0	1,376 (-14%)	3mo	$37,500	$27	53
950 N Main St	0.63mi	4/1.5 (+1)	1,644 (+3%)	7mo	$37,000	$23	53
478 Roe Ave	0.67mi	3/1.0	1,512 (-6%)	8mo	$157,500	$104	52
319 Webber Pl	0.64mi	3/1.5	1,716 (+7%)	8mo	$145,000	$84	49
224 Kingsbury Ave	0.61mi	3/1.5	1,404 (-12%)	6mo	$160,000	$114	44
918 Magee St	0.65mi	4/1.0 (+1)	1,812 (+13%)	1mo	$112,000	$62	42
455 Roe Ave	0.66mi	4/2.0 (+1)	1,764 (+10%)	6mo	$105,000	$60	38

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: 27.8%
• Equity multiple: 3.20×
• Total profit: $77,087
• Equity at exit: $112,610

10-year hold

• IRR: 24.2%
• Equity multiple: 7.29×
• Total profit: $220,039
• Equity at exit: $242,848

Cash invested: $35,000 (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: 79
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$656
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $141

Break-even live

Break-even rent $1,137

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $212	-5% $176	+0% $141	+5% $105	+10% $70
Rent	-10% $37	-5% $89	+0% $141	+5% $193	+10% $245
Rate	-1.0pp $204	-0.5pp $173	base $141	+0.5pp $108	+1.0pp $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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	1.16mi
357 W Clinton St Unit 1 Elmira, NY	2.0	1.5	1650	$1,500	$0.91	44d	1	1.16mi
106 W 2nd St Unit A Elmira, NY	3.0	1.0	1395	$1,400	$1.00	44d	1	1.28mi
454 W 2nd St Unit 1 Elmira, NY	2.0	1.0	1400	$1,000	$0.71	44d	1	1.36mi
258 E 14th St Elmira, NY	2.0	1.0	1100	$1,200	$1.09	44d	1	1.43mi
514 W 1st St Unit A Elmira, NY	4.0	1.0	1416	$1,275	$0.90	44d	1	1.46mi

Listing history 21 events

1. 2026-06-19
   days on market $125,000 Active 49 DOM
2. 2026-06-18
   days on market $125,000 Active 48 DOM
3. 2026-06-17
   days on market $125,000 Active 47 DOM
4. 2026-06-16
   days on market $125,000 Active 46 DOM
5. 2026-06-15
   days on market $125,000 Active 45 DOM
6. 2026-06-14
   days on market $125,000 Active 43 DOM
7. 2026-06-12
   days on market $125,000 Active 42 DOM
8. 2026-06-09
   days on market $125,000 Active 39 DOM
9. 2026-06-08
   days on market $125,000 Active 38 DOM
10. 2026-06-07
    days on market $125,000 Active 37 DOM
11. 2026-06-05
    days on market $125,000 Active 34 DOM
12. 2026-06-03
    days on market $125,000 Active 33 DOM
13. 2026-06-02
    days on market $125,000 Active 32 DOM
14. 2026-06-01
    days on market $125,000 Active 31 DOM
15. 2026-05-31
    days on market $125,000 Active 30 DOM
16. 2026-05-30
    days on market $125,000 Active 29 DOM
17. 2026-05-01
    listed $135,000 Active 564-char remark
18. 2023-05-01
    historical
19. 2023-04-04
    listed $83,900
20. 2021-04-30
    historical
21. 2021-01-28
    listed $68,000

ⓘ 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: $2,288 · $191/mo
• Projected year-2 tax: $2,288 · $191/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥96°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: $15,783
• − Mortgage interest: −$7,002
• − Property taxes: −$2,288
• − Insurance: −$625
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,636
• Taxable loss: −$293
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,760/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

+83.8% since first listed

6 events — show timeline

• 2026-05-29 Price Changed $125,000 UNYREIS
• 2026-05-01 Listed $135,000 UNYREIS
• 2023-05-01 Listing Removed — UNYREIS
• 2023-04-04 Listed $83,900 UNYREIS
• 2021-04-30 Listing Removed — UNYREIS
• 2021-01-28 Listed $68,000 UNYREIS

Property tax history

+4.9%/yr

Latest (2025): $2,288 · -22.6% YoY. Source: county tax records.