1834 State Route 69 · Camden, NY 13316

$95,000

2 bd · 1.0 ba · 1,604 sqft · SingleFamily public records · 11 Days on market

Built 1930 0.89 ac lot Est $95k · at est.

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Why this score? — see what drove the B 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 +27.8/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.3/15.0
• 1% rule +7.1/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked up on the hillside on nearly an acre of land, this charming 3 bedroom bungalow delivers on space and practicality. Inside is a well-planned layout with 1st floor laundry and full bath off the kitchen, two small bedrooms on the 1st floor and one large bedroom on the 2nd floor, two living areas and a dining room along with a large screened in back porch allow for some peaceful mornings and a little entertaining in the evening. Large back yard offers room to play. You don't find many homes that you can move into under $100k, but today is your lucky day.

Key facts

• Large back yard
• 1st floor laundry
• 0.89 acre lot

Tags

• 1ST FLOOR LAUNDRY
• FULL BATH OFF KITCHEN
• LARGE SCREENED IN BACK PORCH
• LARGE BACK YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank; Cable available
• Home design: 2-story home; Existing/resale property
• Construction: Aluminum siding; Stone foundation; Built previously (existing)
• Exterior features: Gravel driveway; Porch (screened)

Interior

• Kitchen: Breakfast bar (kitchen opening to living/entry area)
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Oil forced-air heating
• Interior features: Breakfast bar; Entrance foyer; Bedroom on main level; Partial dirt-floor basement
• Laundry & utility: Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.9% vs local median 3.0% in Camden — 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 68/100 on livability (#549 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Camden Central School District (rural): math 34% / reading 48% proficiency, ranked #504 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $94,636
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Mexico St	0.50mi	3/2.0 (+1)	1,614 (+1%)	16mo	$94,760	$59	53
16 Fayette St	0.66mi	3/1.0 (+1)	1,520 (-5%)	12mo	$82,400	$54	46
1630 Nys Rt 69	0.73mi	3/1.0 (+1)	1,512 (-6%)	15mo	$369,900	$245	39

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: 33.9%
• Equity multiple: 3.64×
• Total profit: $70,157
• Equity at exit: $85,584

10-year hold

• IRR: 29.2%
• Equity multiple: 8.22×
• Total profit: $192,108
• Equity at exit: $184,564

Cash invested: $26,600 (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 13316

• Home prices YoY: 5.4%
• Active inventory: 55
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $289

Break-even live

Break-even rent $788

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $343	-5% $316	+0% $289	+5% $262	+10% $235
Rent	-10% $198	-5% $244	+0% $289	+5% $335	+10% $380
Rate	-1.0pp $337	-0.5pp $313	base $289	+0.5pp $265	+1.0pp $240

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $95,000 Active 11 DOM
2. 2026-06-21
   days on market $95,000 Active 10 DOM
3. 2026-06-18
   days on market $95,000 Active 8 DOM
4. 2026-06-17
   days on market $95,000 Active 7 DOM
5. 2026-06-16
   days on market $95,000 Active 6 DOM
6. 2026-06-15
   days on market $95,000 Active 5 DOM
7. 2026-06-13
   days on market $95,000 Active 3 DOM
8. 2026-06-12
   remarks 563-char remark
9. 2026-06-12
   listed $95,000 Active 2 DOM

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$297/yr (+$25/mo · 29.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,844
• − Mortgage interest: −$5,321
• − Property taxes: −$1,012
• − Insurance: −$475
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,764
• Taxable income: $2,056
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $2,977/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: Camden Central School District
• NCES district ID: 3606240
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $48,686
• Composite: 35.15/100
• National rank: #5008
• State rank: #504 of 590 in NY

Livability — Camden

• Score: 68/100
• State rank: #549
• US rank: #9877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,924

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 5% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.23%
• Current HPI: 316.4996
• 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

1 event — show timeline

• 2026-06-09 Listed $95,000 CNYIS

Property tax history

+14.8%/yr

Latest (2025): $1,012 · +15.5% YoY. Source: county tax records.