950 N Main St · Elmira, NY 14901

$129,500

4 bd · 1.5 ba · 1,644 sqft · SingleFamily public records · 7 Days on market

Built 1920 5,575 sqft lot $79/sqft · 28% above area Est $101k · 28% over

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Why this score? — see what drove the D 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 +13.3/30.0
• Appreciation +10.0/10.0
• 1% rule +5.4/10.0
• DSCR +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

4 Bedroom home that needs TLC.

Key facts

• Brand new sump pumps
• Newer roof
• Central location

Tags

• CORNER LOT
• UPDATED KITCHEN
• NEWER ROOF
• BRAND NEW SUMP PUMPS
• DETACHED GARAGE
• CENTRAL LOCATION

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story existing residence; Resale property
• Construction: Vinyl siding; Poured foundation
• Exterior features: Blacktop driveway; Rectangular lot with approximate dimensions 113 x 49; Main thoroughfare road frontage

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $1 ($11/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 6.3% 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: crime F, 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.
• Zoned schools: Ernie Davis Academy (math 5% / reading 31%, grade F, #691 of 729 statewide, top 95%, 802 students, 66% FRL).
• Market conditions: 81 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $14k of equity ($895 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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 $37k; list at $130k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,500

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 8.0

CMA / ARV

• ARV (median comp): $100,979
• List price: $129,500
• Delta: 31.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
950 N Main St	0.00mi	4/1.5	1,644 (0%)	7mo	$37,000	$23	94
918 Magee St	0.05mi	4/1.0	1,812 (+10%)	1mo	$112,000	$62	78
862 Magee St	0.17mi	3/1.0 (-1)	1,440 (-12%)	1mo	$64,900	$45	64
455 Roe Ave	0.46mi	4/2.0	1,764 (+7%)	6mo	$105,000	$60	59
1201 Magee St	0.54mi	3/2.0 (-1)	1,686 (+3%)	8mo	$176,000	$104	57
511 Davis St	0.65mi	3/1.0 (-1)	1,592 (-3%)	1mo	$63,000	$40	57
625 Roe Ave	0.73mi	3/1.5 (-1)	1,687 (+3%)	4mo	$230,000	$136	54
460 W 3rd St	0.74mi	3/1.5 (-1)	1,716 (+4%)	0mo	$40,000	$23	53
924 Davis St	0.33mi	3/1.0 (-1)	1,882 (+14%)	2mo	$135,000	$72	52
1153 College Ave	0.45mi	3/1.0 (-1)	1,480 (-10%)	5mo	$105,000	$71	51
660 Walnut St	0.63mi	4/1.5	1,400 (-15%)	1mo	$150,000	$107	45
921 Grove St	0.66mi	3/1.0 (-1)	1,414 (-14%)	6mo	$134,000	$95	34

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: 24.3%
• Equity multiple: 2.95×
• Total profit: $70,712
• Equity at exit: $116,664

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $208,444
• Equity at exit: $251,590

Cash invested: $36,260 (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: 81
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$335 /mo · $4,015/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $1

Break-even live

Break-even rent $1,351

Max offer price $129,500

Occupancy floor 95%

Sensitivity live

Price	-10% $74	-5% $38	+0% $1	+5% $-36	+10% $-72
Rent	-10% $-106	-5% $-53	+0% $1	+5% $54	+10% $108
Rate	-1.0pp $66	-0.5pp $34	base $1	+0.5pp $-33	+1.0pp $-67

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	45d	1	0.59mi
106 W 2nd St Unit A Elmira, NY	3.0	1.0	1395	$1,400	$1.00	45d	1	0.69mi
514 W 1st St Unit A Elmira, NY	4.0	1.0	1416	$1,275	$0.90	45d	1	0.94mi
363 W Water St #2 Elmira, NY	3.0	1.0	1084	$1,250	$1.15	45d	1	1.01mi

Listing history 24 events

1. 2026-06-22
   days on market $129,500 Active 7 DOM
2. 2026-06-21
   days on market $129,500 Active 6 DOM
3. 2026-06-19
   days on market $129,500 Active 4 DOM
4. 2026-06-18
   days on market $129,500 Active 3 DOM
5. 2026-06-17
   days on market $129,500 Active 2 DOM
6. 2026-06-16
   pricedays on marketlisting id $129,500 Active 1 DOM
7. 2026-05-31
   days on market $133,000 Active 171 DOM
8. 2026-05-30
   days on market $133,000 Active 170 DOM
9. 2026-03-28
   price $133,000 1143-char remark
10. 2026-03-04
    price $138,500 1143-char remark
11. 2026-01-13
    price $142,000 1143-char remark
12. 2026-01-01
    price $148,500 1143-char remark
13. 2025-12-11
    listed $155,000 Active 1143-char remark
14. 2025-11-11
    soldstatus $37,000 Closed 30-char remark

    Show marketing remark (30 chars)

    4 Bedroom home that needs TLC.

15. 2025-11-11
    listed $37,000 Active 30-char remark

    Show marketing remark (30 chars)

    4 Bedroom home that needs TLC.

16. 2023-02-08
    historical
17. 2022-08-09
    listed $122,500
18. 2014-03-04
    soldstatus $19,500
19. 2013-12-31
    listed $16,000
20. 2011-10-01
    historical
21. 2010-11-12
    listed $62,500
22. 2001-06-29
    soldstatus $55,900
23. 2001-06-28
    soldstatus $55,900
24. 2000-05-11
    listed $55,900

ⓘ 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: $4,015 · $335/mo
• Projected year-2 tax: $4,015 · $335/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 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: $16,231
• − Mortgage interest: −$7,254
• − Property taxes: −$4,015
• − Insurance: −$648
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,767
• Taxable loss: −$2,050
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $503/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

+131.7% since first listed

18 events — show timeline

• 2026-06-15 Listed $129,500 UNYREIS
• 2026-05-31 Listing Removed — UNYREIS
• 2026-03-28 Price Changed $133,000 UNYREIS
• 2026-03-04 Price Changed $138,500 UNYREIS
• 2026-01-13 Price Changed $142,000 UNYREIS
• 2026-01-01 Price Changed $148,500 UNYREIS
• 2025-12-11 Listed $155,000 UNYREIS
• 2025-11-11 Listed $37,000 UNYREIS
• 2025-11-11 Sold (MLS) $37,000 UNYREIS
• 2023-02-08 Listing Removed — UNYREIS
• 2022-08-09 Listed $122,500 UNYREIS
• 2014-03-04 Sold (MLS) $19,500 UNYREIS
• 2013-12-31 Listed $16,000 UNYREIS
• 2011-10-01 Listing Removed — UNYREIS
• 2010-11-12 Listed $62,500 UNYREIS
• 2001-06-29 Sold (Public Records) $55,900 Public Records
• 2001-06-28 Sold (MLS) $55,900 UNYREIS
• 2000-05-11 Listed $55,900 UNYREIS

Property tax history

+10.9%/yr

Latest (2025): $4,015 · -7.6% YoY. Source: county tax records.