779 Dubois St · Elmira, NY 14904

$58,600

2 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 65 Days on market

Built 1930 4,800 sqft lot Est $116k · 50% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +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
• Appreciation +0.0/10.0

Listing remarks MLS

COZY 2 BEDROOM WITH MANY UPDATES INCLUDING FURNACE , ROOF, DECK, BATH, FLOORING AND MUCH MORE. NEW AB OVE GROUND POOL AND FENCED IN YARD. MOVE IN CONDIT ION. GAS FURNACE IN D/R DOES NOT STAY.

Key facts

• Deck for cookouts
• 4,800 sq ft lot
• Garage

Tags

• PARTIALLY FENCED BACKYARD
• DECK FOR COOKOUTS
• OPEN-CONCEPT LIVING AND DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: 101 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

• Local home prices are declining (-3.0%/yr); year-one equity from $405 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $16k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,084 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.51% ✓
• Cap rate: 19.44%
• Cash-on-cash: 46.95%
• DSCR: 3.09
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $116,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
570 Cypress St	0.11mi	3/1.0 (+1)	1,307 (-3%)	1mo	$127,200	$97	84
562 Baty St	0.14mi	3/1.0 (+1)	1,296 (-4%)	5mo	$111,702	$86	78
825 Broadway St	0.34mi	3/1.0 (+1)	1,271 (-6%)	4mo	$65,000	$51	66
626 Decker Ave	0.63mi	3/2.0 (+1)	1,335 (-1%)	2mo	$142,000	$106	58
777 Laurel St	0.28mi	3/1.0 (+1)	1,152 (-15%)	6mo	$145,000	$126	52
421 Partridge St	0.69mi	3/1.5 (+1)	1,274 (-6%)	1mo	$47,000	$37	50
320 Soper St	0.64mi	3/1.0 (+1)	1,270 (-6%)	6mo	$80,000	$63	50
310 Cottage Pl	0.44mi	3/1.0 (+1)	1,178 (-13%)	6mo	$32,000	$27	48
750 S Main St	0.63mi	2/1.5	1,216 (-10%)	6mo	$72,000	$59	47
825 Hazel St	0.53mi	3/1.5 (+1)	1,500 (+11%)	4mo	$150,000	$100	46
607 Partridge St	0.64mi	3/1.0 (+1)	1,218 (-10%)	3mo	$126,000	$103	46
609 Decker Ave	0.59mi	2/1.0	1,152 (-15%)	4mo	$45,000	$39	45

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: 44.4%
• Equity multiple: 2.92×
• Total profit: $31,488
• Equity at exit: $8,737

10-year hold

• IRR: 50.3%
• Equity multiple: 5.90×
• Total profit: $80,447
• Equity at exit: $5,067

Cash invested: $16,408 (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 14904

• Home prices YoY: -9.6%
• Active inventory: 101
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$307
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $642

Break-even live

Break-even rent $657

Max offer price $58,600

Occupancy floor 51%

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: $14,650
• Closing costs: $1,758
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 Spruce St Unit 303 Elmira, NY	2.0	2.0	1350	$1,350	$1.00	43d	1	0.38mi
419 Jefferson St Unit A Elmira, NY	2.0	2.0	1100	$1,995	$1.81	43d	1	0.48mi
160 Boardman St Unit B Elmira, NY	2.0	1.0	1727	$800	$0.46	43d	1	0.87mi
363 W Water St #2 Elmira, NY	3.0	1.0	1084	$1,250	$1.15	43d	1	1.14mi
1254 Charles St Elmira, NY	2.0	1.0	1560	$1,350	$0.87	43d	1	1.18mi
454 W 2nd St Unit 1 Elmira, NY	2.0	1.0	1400	$1,000	$0.71	43d	1	1.36mi

Listing history 10 events

1. 2026-03-18
   status Pending
2. 2026-02-07
   price $58,600
3. 2026-01-24
   price $69,999
4. 2026-01-12
   listed $74,500 Active
5. 2003-09-04
   soldstatus $52,900
6. 2003-08-29
   soldstatus $52,900 191-char remark

   Show marketing remark (191 chars)

   COZY 2 BEDROOM WITH MANY UPDATES INCLUDING FURNACE , ROOF, DECK, BATH, FLOORING AND MUCH MORE. NEW AB OVE GROUND POOL AND FENCED IN YARD. MOVE IN CONDIT ION. GAS FURNACE IN D/R DOES NOT STAY.

7. 2003-05-09
   listed $52,900 191-char remark

   Show marketing remark (191 chars)

   COZY 2 BEDROOM WITH MANY UPDATES INCLUDING FURNACE , ROOF, DECK, BATH, FLOORING AND MUCH MORE. NEW AB OVE GROUND POOL AND FENCED IN YARD. MOVE IN CONDIT ION. GAS FURNACE IN D/R DOES NOT STAY.

8. 2001-05-15
   soldstatus $34,500
9. 2001-05-14
   soldstatus $34,500 138-char remark

   Show marketing remark (138 chars)

   ADORABLE 2 BEDROOM HOME. FRESHLY PAINTED INSIDE - ALL READY FOR YOU TO MOVE IN. ONE CAR GARAGE, ENC LOSED FRONT PORCH - CUTE AS A BUTTON!!

10. 2001-01-20
    listed $38,000 138-char remark

    Show marketing remark (138 chars)

    ADORABLE 2 BEDROOM HOME. FRESHLY PAINTED INSIDE - ALL READY FOR YOU TO MOVE IN. ONE CAR GARAGE, ENC LOSED FRONT PORCH - CUTE AS A BUTTON!!

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $2,249 · $187/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 4/10 Moderate FEMA zone X · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $17,638
• − Mortgage interest: −$3,283
• − Property taxes: −$2,249
• − Insurance: −$293
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$1,705
• Taxable income: $7,287
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $5,956/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): 14,276

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 7% Hispanic / Latino 5% Native American 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica, Dominican Republic
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -23.33%
• Current HPI: 220.688
• 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

+54.2% since first listed

10 events — show timeline

• 2026-03-18 Pending — UNYREIS
• 2026-02-07 Price Changed $58,600 UNYREIS
• 2026-01-24 Price Changed $69,999 UNYREIS
• 2026-01-12 Listed $74,500 UNYREIS
• 2003-09-04 Sold (Public Records) $52,900 Public Records
• 2003-08-29 Sold (MLS) $52,900 UNYREIS
• 2003-05-09 Listed $52,900 UNYREIS
• 2001-05-15 Sold (Public Records) $34,500 Public Records
• 2001-05-14 Sold (MLS) $34,500 UNYREIS
• 2001-01-20 Listed $38,000 UNYREIS

Property tax history

+9.8%/yr

Latest (2025): $2,249 · -17.1% YoY. Source: county tax records.