23 Union St · Camden, NY 13316

$30,000

3 bd · 1.5 ba · 1,360 sqft · SingleFamily public records · 253 Days on market

Built 1850 2,172 sqft lot $22/sqft · 84% below area ↓ 33% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Opportunity in Camden, NY! Bring your vision to life with this 3-bedroom, 1-bath home offering 1,360 square feet of potential. Ideal for anyone looking for a fixer-upper or flip project, this property provides great bones and a spacious layout to build equity. Features include off-street parking and a full, roomy basement that adds valuable storage or workshop space. Conveniently located near the heart of Camden, this home is ready for its next chapter — whether you’re an investor or handy homeowner looking to make it your own.

Key facts

• Full roomy basement
• Off-street parking
• Spacious layout

Tags

• OFF-STREET PARKING
• FULL ROOMY BASEMENT
• SPACIOUS LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.6% vs local median 3.1% 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: 53 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 $3k of equity ($207 loan paydown + $3k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — 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. 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.
7. 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.
8. 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: 4.18% ✓
• Cap rate: 35.57%
• Cash-on-cash: 104.58%
• DSCR: 5.65
• GRM: 2.0

CMA / ARV

• ARV (median comp): $186,964
• List price: $30,000
• Delta: -83.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Empey Ave	0.26mi	4/1.0 (+1)	1,368 (+1%)	10mo	$155,608	$114	72
69 2nd St	0.10mi	3/1.5	1,535 (+13%)	18mo	$217,000	$141	58
24 Elm St	0.37mi	4/1.0 (+1)	1,384 (+2%)	22mo	$154,500	$112	54
16 Fayette St	0.41mi	3/1.0	1,520 (+12%)	12mo	$82,400	$54	50
52 Liberty St	0.45mi	2/1.0 (-1)	1,273 (-6%)	15mo	$109,180	$86	49
2 Second St	0.32mi	4/1.0 (+1)	1,476 (+8%)	23mo	$189,900	$129	45
50 Oswego St	0.65mi	4/1.0 (+1)	1,372 (+1%)	21mo	$181,000	$132	44

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: —
• Equity multiple: 8.50×
• Total profit: $63,014
• Equity at exit: $27,026

10-year hold

• IRR: —
• Equity multiple: 18.74×
• Total profit: $149,003
• Equity at exit: $58,283

Cash invested: $8,400 (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: 53
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $732

Break-even live

Break-even rent $328

Max offer price $30,000

Occupancy floor 37%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $30,000 Active 253 DOM
2. 2026-06-17
   days on market $30,000 Active 252 DOM
3. 2026-06-16
   days on market $30,000 Active 251 DOM
4. 2026-06-15
   days on market $30,000 Active 250 DOM
5. 2026-06-13
   days on market $30,000 Active 248 DOM
6. 2026-06-12
   days on market $30,000 Active 247 DOM
7. 2026-06-09
   days on market $30,000 Active 244 DOM
8. 2026-06-08
   days on market $30,000 Active 243 DOM
9. 2026-06-07
   days on market $30,000 Active 242 DOM
10. 2026-06-07
    days on market $30,000 Active 241 DOM
11. 2026-06-04
    days on market $30,000 Active 238 DOM
12. 2026-06-02
    days on market $30,000 Active 237 DOM
13. 2026-06-01
    days on market $30,000 Active 236 DOM
14. 2026-05-31
    days on market $30,000 Active 235 DOM
15. 2025-11-06
    price $30,000 557-char remark

    Show marketing remark (557 chars)

    Investor Opportunity in Camden, NY! Bring your vision to life with this 3-bedroom, 1-bath home offering 1,360 square feet of potential. Ideal for anyone looking for a fixer-upper or flip project, this property provides great bones and a spacious layout to build equity. Features include off-street parking and a full, roomy basement that adds valuable storage or workshop space. Conveniently located near the heart of Camden, this home is ready for its next chapter — whether you’re an investor or handy homeowner looking to make it your own.

16. 2025-10-08
    listed $45,000 Active 557-char remark

    Show marketing remark (557 chars)

    Investor Opportunity in Camden, NY! Bring your vision to life with this 3-bedroom, 1-bath home offering 1,360 square feet of potential. Ideal for anyone looking for a fixer-upper or flip project, this property provides great bones and a spacious layout to build equity. Features include off-street parking and a full, roomy basement that adds valuable storage or workshop space. Conveniently located near the heart of Camden, this home is ready for its next chapter — whether you’re an investor or handy homeowner looking to make it your own.

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,076 · $90/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,061
• − Mortgage interest: −$1,680
• − Property taxes: −$1,076
• − Insurance: −$150
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$873
• Taxable income: $8,872
• Est. tax owed @ 24.0%: −$2,129
• After-tax cash flow: $6,655/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

• Census place: Camden, NY
• 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

-33.3% since first listed

2 events — show timeline

• 2025-11-06 Price Changed $30,000 CNYIS
• 2025-10-08 Listed $45,000 CNYIS

Property tax history

-0.7%/yr

Latest (2025): $1,076 · -0.9% YoY. Source: county tax records.