710 Standish St · Elmira, NY 14901

$58,000

3 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 123 Days on market

Built 1971 7,500 sqft lot $53/sqft · 26% below area Est $78k · 26% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

The work has already been started to bring this lovely home back to life - here is your opportunity to finish the project and add your own touches to make this home your own! New drywall and paint, new electrical wiring including wiring for ceiling and recessed lights. Hardwood floors and plenty of windows for natural light. Enclosed porch in back. This home has a great layout, and you can finish the basement for even more space. Make an appointment to take a look! This home is selling as-is, including any contents.

Key facts

• New drywall
• Enclosed porch
• Finish the basement

Tags

• NEW DRYWALL
• NEW ELECTRICAL WIRING
• HARDWOOD FLOORS
• ENCLOSED PORCH
• FINISH THE BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 10.1% in 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 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; 6 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 $6k of equity ($401 loan paydown + $6k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $50k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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. 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.
9. 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.
10. 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: 2.15% ✓
• Cap rate: 18.34%
• Cash-on-cash: 43.04%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $78,455
• List price: $58,000
• Delta: -26.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
766 Carpenter St	0.22mi	3/1.0	1,200 (+10%)	7mo	$71,900	$60	66
1310 Halls Ln	0.69mi	2/1.0 (-1)	1,125 (+4%)	12mo	$49,000	$44	47
823 Canal St	0.50mi	2/— (-1)	1,242 (+14%)	8mo	$12,000	$10	41
1307 Lake St	0.66mi	2/1.0 (-1)	1,241 (+14%)	20mo	$18,500	$15	23

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: 54.4%
• Equity multiple: 5.01×
• Total profit: $65,203
• Equity at exit: $52,251

10-year hold

• IRR: 47.9%
• Equity multiple: 11.20×
• Total profit: $165,725
• Equity at exit: $112,681

Cash invested: $16,240 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $527

Break-even live

Break-even rent $578

Max offer price $58,000

Occupancy floor 53%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 E 2nd St Unit FS3W Elmira, NY	3.0	1.0	800	$1,250	$1.56	43d	1	0.64mi
106 W 2nd St Unit A Elmira, NY	3.0	1.0	1395	$1,400	$1.00	43d	1	0.80mi
363 W Water St #2 Elmira, NY	3.0	1.0	1084	$1,250	$1.15	43d	1	1.22mi
454 W 2nd St Unit 1 Elmira, NY	2.0	1.0	1400	$1,000	$0.71	43d	1	1.24mi
514 W 1st St Unit A Elmira, NY	4.0	1.0	1416	$1,275	$0.90	43d	1	1.39mi
970 Scio St Elmira, NY	2.0	1.0	911	$1,200	$1.32	43d	1	1.47mi

Listing history 12 events

1. 2026-05-18
   status Pending 521-char remark

   Show marketing remark (521 chars)

   The work has already been started to bring this lovely home back to life - here is your opportunity to finish the project and add your own touches to make this home your own! New drywall and paint, new electrical wiring including wiring for ceiling and recessed lights. Hardwood floors and plenty of windows for natural light. Enclosed porch in back. This home has a great layout, and you can finish the basement for even more space. Make an appointment to take a look! This home is selling as-is, including any contents.

2. 2026-01-15
   listed $58,000 Active 521-char remark

   Show marketing remark (521 chars)

   The work has already been started to bring this lovely home back to life - here is your opportunity to finish the project and add your own touches to make this home your own! New drywall and paint, new electrical wiring including wiring for ceiling and recessed lights. Hardwood floors and plenty of windows for natural light. Enclosed porch in back. This home has a great layout, and you can finish the basement for even more space. Make an appointment to take a look! This home is selling as-is, including any contents.

3. 2026-01-14
   status Active
4. 2025-12-31
   historical
5. 2025-07-07
   status Pending
6. 2025-05-25
   listed $58,000 Active
7. 2024-08-02
   soldstatus $50,300
8. 2017-12-29
   historical
9. 2017-07-18
   listed $49,900
10. 2017-07-18
    listed $49,900
11. 2017-05-30
    historical
12. 2016-07-18
    listed $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $14,937
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$956
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,687
• Taxable income: $5,784
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $4,935/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

+5.5% since first listed

12 events — show timeline

• 2026-05-18 Pending — UNYREIS
• 2026-01-15 Listed $58,000 UNYREIS
• 2026-01-14 Relisted — UNYREIS
• 2025-12-31 Listing Removed — UNYREIS
• 2025-07-07 Pending — UNYREIS
• 2025-05-25 Listed $58,000 UNYREIS
• 2024-08-02 Sold (Public Records) $50,300 Public Records
• 2017-12-29 Listing Removed — UNYREIS
• 2017-07-18 Listed $49,900 IBRMLS
• 2017-07-18 Listed $49,900 UNYREIS
• 2017-05-30 Listing Removed — UNYREIS
• 2016-07-18 Listed $55,000 UNYREIS

Property tax history

+21.9%/yr

Latest (2025): $3,447 · -6.1% YoY. Source: county tax records.