35 Dininny Pl · Elmira, NY 14905

$89,888

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 11 Days on market

Built 1920 5,879 sqft lot Est $129k · 30% 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

Charming 3-Bedroom Cape Cod 35 Dininny Place, Elmira, NY 14905 Priced to Sell – Great Starter Home or Investment Property! This cozy classic Cape Cod built in 1920 offers solid bones and great potential on a quiet street in Elmira. Perfect for first-time buyers or investors looking for an affordable single-family home with major updates already completed. Property Highlights: 3 Bedrooms 2 Bathrooms (Updated downstairs full bath + original upstairs bath) Approx. 1,050 Sq Ft Living Area Full Basement – Great for storage, workshop, or future finish Lot Size: 0.14 Acres (5,879 Sq Ft) – Fenced yard Forced Air Heat + Central Air Conditioning (Natural Gas) Low-maintenance Aluminum/Vinyl siding Municipal Water & Sewer Elmira City School District Recent Updates: • Fully replumbed • Fully rewired (electrical) • New kitchen (approx. 3 years old) • Newer flooring (approx. 3 years old) • Updated downstairs bathroom • New porch added Key Notes: This home has had the heavy mechanical work completed. It now needs cosmetic and finishing work (mainly drywall completion, some window finishing/replacement, and final touches). No major structural, water, or foundation issues reported. Perfect For: First-time homebuyers wanting equity-building potential Investors or rehabbers looking for a solid project Anyone seeking an affordable home in a convenient location Current Taxes: $3,608 (2025) Estimated Market Value (As-Is): ~$110,000 Serious inquiries only. Schedule your showing today and see the potential for yourself! Single Family Residential Elmira, NY 14905 (Chemung County) Copy and paste the section above. It should keep the line breaks nicely in most MLS systems. Let me know if you want it even shorter, more spaced out, or any changes!

Key facts

• Fully replumbed
• New kitchen
• Fenced yard

Tags

• FENCED YARD
• FULL BASEMENT
• NEW KITCHEN
• UPDATED DOWNSTAIRS BATHROOM
• NEW PORCH
• FULLY REPLUMBED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story residence; Existing (previously built) condition
• Construction: Frame construction; Architectural shingle roof
• Exterior features: Blacktop driveway; Rectangular lot (50 x 117)

Interior

• Kitchen: Appliances include gas water heater (see remarks for additional details)
• Bedrooms: Total of 8 rooms (bedrooms included) — see room types for details
• Flooring: Ceramic tile; Hardwood; Varied flooring types
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Heating details: see remarks
• Interior features: Other interior features (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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: 39 active listings in the ZIP; 8 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 $621 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,888

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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.62% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.26%
• DSCR: 1.81
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $129,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Winsor Cir	0.15mi	2/1.0 (-1)	1,032 (-2%)	4mo	$89,000	$86	82
628 Decker Ave	0.49mi	3/1.0	1,062 (+1%)	3mo	$125,000	$118	73
83 Winsor Cir	0.19mi	4/1.0 (+1)	1,116 (+6%)	6mo	$167,525	$150	70
317 Morrowfield Ave	0.45mi	2/1.0 (-1)	1,064 (+1%)	4mo	$35,500	$33	68
501 Wall St	0.50mi	3/1.0	1,104 (+5%)	2mo	$140,900	$128	67
913 W 1st St	0.28mi	2/2.0 (-1)	1,016 (-3%)	8mo	$125,000	$123	66
305 S Hoffman St	0.52mi	3/1.0	1,062 (+1%)	10mo	$141,069	$133	65
410 Guinnip Ave	0.41mi	2/1.5 (-1)	1,106 (+5%)	7mo	$135,000	$122	60
609 Decker Ave	0.58mi	2/1.0 (-1)	1,152 (+10%)	4mo	$45,000	$39	48
1164 W Church St	0.61mi	3/2.0	1,125 (+7%)	10mo	$175,000	$156	48
515 Stacia Dr	0.65mi	3/1.0	912 (-13%)	7mo	$92,000	$101	42
74 Cleveland Ave	0.73mi	3/1.5	1,196 (+14%)	9mo	$157,000	$131	34

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: 6.5%
• Equity multiple: 1.26×
• Total profit: $6,431
• Equity at exit: $13,403

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $33,036
• Equity at exit: $7,772

Cash invested: $25,169 (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 14905

• Home prices YoY: -9.4%
• Active inventory: 39
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$471
• Tax from tax record: −$255 /mo · $3,062/yr
• Insurance: −$37
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $327

Break-even live

Break-even rent $1,037

Max offer price $89,888

Occupancy floor 72%

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: $22,472
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 W 1st St Unit A Elmira, NY	4.0	1.0	1416	$1,275	$0.90	43d	1	0.62mi
1210 W Water St Elmira, NY	2.0	2.0	1340	$1,995	$1.49	43d	1	0.68mi
454 W 2nd St Unit 1 Elmira, NY	2.0	1.0	1400	$1,000	$0.71	43d	1	0.76mi
550 Spruce St Unit 303 Elmira, NY	2.0	2.0	1350	$1,350	$1.00	43d	1	0.84mi
363 W Water St #2 Elmira, NY	3.0	1.0	1084	$1,250	$1.15	43d	1	0.88mi
419 Jefferson St Unit A Elmira, NY	2.0	2.0	1100	$1,995	$1.81	43d	1	0.93mi
970 Scio St Elmira, NY	2.0	1.0	911	$1,200	$1.32	43d	1	1.18mi
106 W 2nd St Unit A Elmira, NY	3.0	1.0	1395	$1,400	$1.00	43d	1	1.24mi

Listing history 17 events

1. 2026-06-08
   days on market $89,888 Active 11 DOM
2. 2026-06-07
   pricedays on market $89,888 Active 10 DOM
3. 2026-06-05
   pricedays on market $95,888 Active 7 DOM
4. 2026-06-03
   days on market $99,888 Active 6 DOM
5. 2026-06-02
   days on market $99,888 Active 5 DOM
6. 2026-06-01
   days on market $99,888 Active 4 DOM
7. 2026-05-31
   days on market $99,888 Active 3 DOM
8. 2026-05-30
   days on market $99,888 Active 2 DOM
9. 2026-05-28
   price $99,888

   Show marketing remark (1803 chars)

   Charming 3-Bedroom Cape Cod 35 Dininny Place, Elmira, NY 14905 Priced to Sell – Great Starter Home or Investment Property! This cozy classic Cape Cod built in 1920 offers solid bones and great potential on a quiet street in Elmira. Perfect for first-time buyers or investors looking for an affordable single-family home with major updates already completed. Property Highlights: 3 Bedrooms 2 Bathrooms (Updated downstairs full bath + original upstairs bath) Approx. 1,050 Sq Ft Living Area Full Basement – Great for storage, workshop, or future finish Lot Size: 0.14 Acres (5,879 Sq Ft) – Fenced yard Forced Air Heat + Central Air Conditioning (Natural Gas) Low-maintenance Aluminum/Vinyl siding Municipal Water & Sewer Elmira City School District Recent Updates: • Fully replumbed • Fully rewired (electrical) • New kitchen (approx. 3 years old) • Newer flooring (approx. 3 years old) • Updated downstairs bathroom • New porch added Key Notes: This home has had the heavy mechanical work completed. It now needs cosmetic and finishing work (mainly drywall completion, some window finishing/replacement, and final touches). No major structural, water, or foundation issues reported. Perfect For: First-time homebuyers wanting equity-building potential Investors or rehabbers looking for a solid project Anyone seeking an affordable home in a convenient location Current Taxes: $3,608 (2025) Estimated Market Value (As-Is): ~$110,000 Serious inquiries only. Schedule your showing today and see the potential for yourself! Single Family Residential Elmira, NY 14905 (Chemung County) Copy and paste the section above. It should keep the line breaks nicely in most MLS systems. Let me know if you want it even shorter, more spaced out, or any changes!

10. 2026-05-28
    price $99,888 1803-char remark

    Show marketing remark (1803 chars)

    Charming 3-Bedroom Cape Cod 35 Dininny Place, Elmira, NY 14905 Priced to Sell – Great Starter Home or Investment Property! This cozy classic Cape Cod built in 1920 offers solid bones and great potential on a quiet street in Elmira. Perfect for first-time buyers or investors looking for an affordable single-family home with major updates already completed. Property Highlights: 3 Bedrooms 2 Bathrooms (Updated downstairs full bath + original upstairs bath) Approx. 1,050 Sq Ft Living Area Full Basement – Great for storage, workshop, or future finish Lot Size: 0.14 Acres (5,879 Sq Ft) – Fenced yard Forced Air Heat + Central Air Conditioning (Natural Gas) Low-maintenance Aluminum/Vinyl siding Municipal Water & Sewer Elmira City School District Recent Updates: • Fully replumbed • Fully rewired (electrical) • New kitchen (approx. 3 years old) • Newer flooring (approx. 3 years old) • Updated downstairs bathroom • New porch added Key Notes: This home has had the heavy mechanical work completed. It now needs cosmetic and finishing work (mainly drywall completion, some window finishing/replacement, and final touches). No major structural, water, or foundation issues reported. Perfect For: First-time homebuyers wanting equity-building potential Investors or rehabbers looking for a solid project Anyone seeking an affordable home in a convenient location Current Taxes: $3,608 (2025) Estimated Market Value (As-Is): ~$110,000 Serious inquiries only. Schedule your showing today and see the potential for yourself! Single Family Residential Elmira, NY 14905 (Chemung County) Copy and paste the section above. It should keep the line breaks nicely in most MLS systems. Let me know if you want it even shorter, more spaced out, or any changes!

11. 2026-05-28
    listed $94,888 Active

    Show marketing remark (1803 chars)

    Charming 3-Bedroom Cape Cod 35 Dininny Place, Elmira, NY 14905 Priced to Sell – Great Starter Home or Investment Property! This cozy classic Cape Cod built in 1920 offers solid bones and great potential on a quiet street in Elmira. Perfect for first-time buyers or investors looking for an affordable single-family home with major updates already completed. Property Highlights: 3 Bedrooms 2 Bathrooms (Updated downstairs full bath + original upstairs bath) Approx. 1,050 Sq Ft Living Area Full Basement – Great for storage, workshop, or future finish Lot Size: 0.14 Acres (5,879 Sq Ft) – Fenced yard Forced Air Heat + Central Air Conditioning (Natural Gas) Low-maintenance Aluminum/Vinyl siding Municipal Water & Sewer Elmira City School District Recent Updates: • Fully replumbed • Fully rewired (electrical) • New kitchen (approx. 3 years old) • Newer flooring (approx. 3 years old) • Updated downstairs bathroom • New porch added Key Notes: This home has had the heavy mechanical work completed. It now needs cosmetic and finishing work (mainly drywall completion, some window finishing/replacement, and final touches). No major structural, water, or foundation issues reported. Perfect For: First-time homebuyers wanting equity-building potential Investors or rehabbers looking for a solid project Anyone seeking an affordable home in a convenient location Current Taxes: $3,608 (2025) Estimated Market Value (As-Is): ~$110,000 Serious inquiries only. Schedule your showing today and see the potential for yourself! Single Family Residential Elmira, NY 14905 (Chemung County) Copy and paste the section above. It should keep the line breaks nicely in most MLS systems. Let me know if you want it even shorter, more spaced out, or any changes!

12. 2026-05-27
    listed $94,888 Active 1803-char remark

    Show marketing remark (1803 chars)

    Charming 3-Bedroom Cape Cod 35 Dininny Place, Elmira, NY 14905 Priced to Sell – Great Starter Home or Investment Property! This cozy classic Cape Cod built in 1920 offers solid bones and great potential on a quiet street in Elmira. Perfect for first-time buyers or investors looking for an affordable single-family home with major updates already completed. Property Highlights: 3 Bedrooms 2 Bathrooms (Updated downstairs full bath + original upstairs bath) Approx. 1,050 Sq Ft Living Area Full Basement – Great for storage, workshop, or future finish Lot Size: 0.14 Acres (5,879 Sq Ft) – Fenced yard Forced Air Heat + Central Air Conditioning (Natural Gas) Low-maintenance Aluminum/Vinyl siding Municipal Water & Sewer Elmira City School District Recent Updates: • Fully replumbed • Fully rewired (electrical) • New kitchen (approx. 3 years old) • Newer flooring (approx. 3 years old) • Updated downstairs bathroom • New porch added Key Notes: This home has had the heavy mechanical work completed. It now needs cosmetic and finishing work (mainly drywall completion, some window finishing/replacement, and final touches). No major structural, water, or foundation issues reported. Perfect For: First-time homebuyers wanting equity-building potential Investors or rehabbers looking for a solid project Anyone seeking an affordable home in a convenient location Current Taxes: $3,608 (2025) Estimated Market Value (As-Is): ~$110,000 Serious inquiries only. Schedule your showing today and see the potential for yourself! Single Family Residential Elmira, NY 14905 (Chemung County) Copy and paste the section above. It should keep the line breaks nicely in most MLS systems. Let me know if you want it even shorter, more spaced out, or any changes!

13. 2004-11-24
    soldstatus $63,000
14. 2004-05-20
    soldstatus $25,000 259-char remark

    Show marketing remark (259 chars)

    WHAT A FIND 3BDRM HOME LOCATED IN ELMIRA. HUD OWNE D AND SELLING AS IS. FOR BID DUE DATES AND INSTRUCT IONS SEE WEB AT WWW. FIRSTPRESTON. COM. TO CHECK PRIC E STATUS W/ FHA CASE# 372-207631 CALL 1-888-673-935 6. THIS PROPERTY IS AVAILABLE FOR FHA FINANCING AN

15. 2003-12-04
    listed $25,200 259-char remark

    Show marketing remark (259 chars)

    WHAT A FIND 3BDRM HOME LOCATED IN ELMIRA. HUD OWNE D AND SELLING AS IS. FOR BID DUE DATES AND INSTRUCT IONS SEE WEB AT WWW. FIRSTPRESTON. COM. TO CHECK PRIC E STATUS W/ FHA CASE# 372-207631 CALL 1-888-673-935 6. THIS PROPERTY IS AVAILABLE FOR FHA FINANCING AN

16. 2003-10-31
    soldstatus $54,311
17. 1991-06-27
    soldstatus $47,000

ⓘ 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: $3,062 · $255/mo
• Projected year-2 tax: $3,062 · $255/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥97°F today · 17 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: $17,422
• − Mortgage interest: −$5,035
• − Property taxes: −$3,062
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$2,615
• Taxable income: $2,807
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $3,255/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): 8,976

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 7% Hispanic / Latino 3% Asian 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Chinese 1% Russian/Polish/Slavic 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: ▼ -26.09%
• Current HPI: 252.0326
• 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

+112.5% since first listed

9 events — show timeline

• 2026-05-28 Price Changed $99,888 UNYREIS
• 2026-05-28 Price Changed $99,888 OneKey® MLS as Distributed by MLS Grid
• 2026-05-28 Listed $94,888 UNYREIS
• 2026-05-27 Listed $94,888 OneKey® MLS as Distributed by MLS Grid
• 2004-11-24 Sold (Public Records) $63,000 Public Records
• 2004-05-20 Sold (MLS) $25,000 UNYREIS
• 2003-12-04 Listed $25,200 UNYREIS
• 2003-10-31 Sold (Public Records) $54,311 Public Records
• 1991-06-27 Sold (Public Records) $47,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $3,062 · -15.1% YoY. Source: county tax records.