3105 Camden Ave · Horseheads, NY 14845

$129,900

2 bd · 1.0 ba · 977 sqft · SingleFamily public records · 2 Days on market

Built 1951 5,540 sqft lot Est $123k · 6% 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 +12.3/30.0
• ARV discount +5.0/15.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained two-bedroom, one-bath ranch offering easy one-floor living and a convenient location with quick access to Interstate 86. Enjoy a spacious attached breezeway connecting the home to the oversized two-car garage—perfect as a Florida room, sitting area, or additional entertaining space. Inside, you’ll find a bright eat-in kitchen and a comfortable living room highlighted by charming corner windows that fill the space with natural light. Both bedrooms feature double closets, providing plenty of storage. The updated bathroom boasts a brand-new handicap-accessible walk-in shower complete with a transferable warranty for added peace of mind. Laundry

Key facts

• Newer roof
• First floor laundry
• One floor living

Tags

• ONE FLOOR LIVING
• ATTACHED BREEZEWAY
• FIRST FLOOR LAUNDRY
• HIGH CEILINGS IN BASEMENT
• NEWER ROOF
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Parking: Attached garage with automatic garage door opener; Two garage spaces
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story home; Resale property; Shingle roof; Vinyl siding
• Construction: Built previously (existing); Block foundation
• Exterior features: Blacktop driveway; Rectangular lot with approximate dimensions 111 x 49

Interior

• Kitchen: Electric oven and electric range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Sunroom / Florida room; Full basement
• Laundry & utility: Washer and dryer; Laundry located on main level and in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-25 ($-295/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (10.8% below list).
• Recommended offer: $116k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#494 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, schools B; Watch: crime D+, health & safety D, amenities F.
• Elmira Heights Central School District (suburban): math 39% / reading 46% proficiency, ranked #496 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 active listings in the ZIP; 4 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,854 (10.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1951 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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: 0.89% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $123,102
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Lenox Ave	0.40mi	3/2.0 (+1)	978 (+0%)	6mo	$138,000	$141	67
238 Lenox Ave	0.51mi	2/1.0	907 (-7%)	3mo	$140,000	$154	62
4027 Rockwell Ave	0.30mi	3/1.0 (+1)	912 (-7%)	11mo	$131,900	$145	61
323 O'hanlon Ave	0.70mi	2/1.0	968 (-1%)	11mo	$55,000	$57	56
2080 Grand Central Ave	0.66mi	2/1.0	957 (-2%)	18mo	$82,000	$86	51
427 Upper Oakwood Ave	0.37mi	2/1.0	1,084 (+11%)	19mo	$132,000	$122	48
233 Lenox Ave	0.51mi	2/1.0	1,062 (+9%)	16mo	$150,000	$141	48
313 Lounsbury Ave	0.62mi	2/1.0	939 (-4%)	20mo	$75,000	$80	47
321 Mcconnell Ave	0.57mi	3/1.0 (+1)	1,100 (+13%)	2mo	$139,000	$126	46
8 Valley Ave	0.53mi	2/1.0	1,100 (+13%)	18mo	$92,500	$84	39

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-22,569
• Equity at exit: $19,369

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-21,490
• Equity at exit: $11,231

Cash invested: $36,372 (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 14845

• Home prices YoY: -24.9%
• Active inventory: 92
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$204 /mo · $2,453/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-25

Break-even live

Break-even rent $1,190

Max offer price $125,564

Occupancy floor 97%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 E 14th St Elmira, NY	2.0	1.0	1100	$1,200	$1.09	43d	1	0.89mi
2146 College Ave Unit 2C Loft Elmira, NY	1.0	1.0	750	$1,145	$1.53	43d	1	1.07mi
200-202 Robinwood Ave Elmira Heights, NY	1.0	1.0	700	$995	$1.42	44d	1	1.35mi
263 W 13th St Unit Lower Elmira Heights, NY	3.0	1.0	900	$1,241	$1.38	43d	1	1.37mi

Listing history 3 events

1. 2026-06-18
   days on market $129,900 Active 2 DOM
2. 2026-06-17
   remarks 687-char remark
3. 2026-06-17
   listed $129,900 Active 1 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: $2,453 · $204/mo
• Projected year-2 tax: $2,453 · $204/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 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: $13,902
• − Mortgage interest: −$7,276
• − Property taxes: −$2,453
• − Insurance: −$650
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,779
• Taxable loss: −$2,480
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $301/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 Heights Central School District
• NCES district ID: 3610590
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 46% ▲ 7.00%
• Median HH income: $42,753
• Composite: 35.85/100
• National rank: #4821
• State rank: #496 of 590 in NY

Livability — Horseheads

• Score: 69/100
• State rank: #494
• US rank: #8689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,552

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Asian 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 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: ▼ -82.23%
• Current HPI: 247.777
• 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

• 2026-06-15 Listed $129,900 UNYREIS

Property tax history

+15.8%/yr

Latest (2025): $2,453 · -2.5% YoY. Source: county tax records.