112 Glen Ave · West Elmira, NY 14905

$197,000

4 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 79 Days on market

Built 1935 7,533 sqft lot $119/sqft · 10% below area Est $218k · 10% 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 +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• 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

Welcome to this charming 3–4 bedroom, 2 bathroom home located in a quiet neighborhood, offering comfortable living space and a functional layout perfect for a variety of lifestyles. The main level features two bedrooms and a full bathroom, along with a spacious living room, clean kitchen, and a dedicated formal dining room—perfect for everyday living or hosting family and friends. Upstairs, you'll find a private master suite retreat, complete with a large bedroom, walk-through bonus room that can serve as a nursery, office, or sitting area, and a full bathroom. The additional space creates the perfect opportunity for a reading nook, dressing area, or expanded closet space, making the entire second floor feel like its own relaxing escape. The partially finished basement adds additional usable space and includes laundry on a clean, painted concrete floor, offering both practicality and storage potential. Step outside to enjoy the fenced-in yard, ideal for pets, play, or entertaining.

Key facts

• Fenced-in yard
• Extended yard space
• 7,533 sq ft lot

Tags

• PRIVATE MASTER SUITE RETREAT
• WALK-THROUGH BONUS ROOM
• PARTIALLY FINISHED BASEMENT
• FENCED-IN YARD
• EXTENDED YARD SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $197k).
• Recommended offer: $185k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.6% in West 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 72/100 on livability (#341 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: 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.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.76%
• DSCR: 1.88
• GRM: 5.5

CMA / ARV

• ARV (median comp): $218,484
• List price: $197,000
• Delta: -9.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Greenridge Dr E	0.17mi	3/2.5 (-1)	1,668 (+1%)	2mo	$242,000	$145	78
100 Curren Dr	0.24mi	3/2.0 (-1)	1,638 (-1%)	4mo	$198,000	$121	75
1508 W Water St	0.08mi	3/1.0 (-1)	1,478 (-10%)	0mo	$136,000	$92	74
1719 W Church St	0.22mi	3/1.5 (-1)	1,700 (+3%)	6mo	$249,000	$146	73
320 Glen Ave	0.24mi	3/2.0 (-1)	1,760 (+6%)	7mo	$275,000	$156	63
114 Country Club Dr	0.08mi	3/2.0 (-1)	1,822 (+10%)	12mo	$215,000	$118	60
98 Morningside Dr	0.20mi	3/2.0 (-1)	1,802 (+9%)	11mo	$205,000	$114	58
103 Durland Ave	0.35mi	3/2.5 (-1)	1,528 (-8%)	3mo	$212,000	$139	58
1717 W Water St	0.31mi	4/1.5	1,460 (-12%)	10mo	$155,000	$106	56
47 Forest Hills Dr	0.68mi	3/2.0 (-1)	1,643 (-0%)	8mo	$224,000	$136	52
43 Coleman Ave	0.49mi	3/1.5 (-1)	1,512 (-8%)	8mo	$140,000	$93	50
1838 W Water St	0.54mi	3/2.0 (-1)	1,473 (-11%)	6mo	$190,000	$129	43

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $26,027
• Equity at exit: $29,373

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $97,573
• Equity at exit: $17,033

Cash invested: $55,160 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$343 /mo · $4,112/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $908

Break-even live

Break-even rent $1,845

Max offer price $197,000

Occupancy floor 65%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Forest Hills Dr Elmira, NY	3.0	2.0	1500	$2,995	$2.00	43d	1	0.60mi

Listing history 16 events

1. 2026-05-18
   listed $197,000 Active 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to this charming 3–4 bedroom, 2 bathroom home located in a quiet neighborhood, offering comfortable living space and a functional layout perfect for a variety of lifestyles. The main level features two bedrooms and a full bathroom, along with a spacious living room, clean kitchen, and a dedicated formal dining room—perfect for everyday living or hosting family and friends. Upstairs, you'll find a private master suite retreat, complete with a large bedroom, walk-through bonus room that can serve as a nursery, office, or sitting area, and a full bathroom. The additional space creates the perfect opportunity for a reading nook, dressing area, or expanded closet space, making the entire second floor feel like its own relaxing escape. The partially finished basement adds additional usable space and includes laundry on a clean, painted concrete floor, offering both practicality and storage potential. Step outside to enjoy the fenced-in yard, ideal for pets, play, or entertaining.

2. 2026-05-17
   price $197,000 1270-char remark

   Show marketing remark (1270 chars)

   Welcome to this charming 3–4 bedroom, 2 bathroom home located in a quiet neighborhood, offering comfortable living space and a functional layout perfect for a variety of lifestyles. The main level features two bedrooms and a full bathroom, along with a spacious living room, clean kitchen, and a dedicated formal dining room—perfect for everyday living or hosting family and friends. Upstairs, you'll find a private master suite retreat, complete with a large bedroom, walk-through bonus room that can serve as a nursery, office, or sitting area, and a full bathroom. The additional space creates the perfect opportunity for a reading nook, dressing area, or expanded closet space, making the entire second floor feel like its own relaxing escape. The partially finished basement adds additional usable space and includes laundry on a clean, painted concrete floor, offering both practicality and storage potential. Step outside to enjoy the fenced-in yard, ideal for pets, play, or entertaining, with additional extended yard space behind the one-car garage providing even more room to enjoy the outdoors. With its flexible 3–4 bedroom layout, quiet location, and inviting charm, this home is ready for its next owner to move in and make it their own.

3. 2026-03-11
   historical
4. 2026-03-07
   listed $197,500 Active 1270-char remark

   Show marketing remark (1270 chars)

   Welcome to this charming 3–4 bedroom, 2 bathroom home located in a quiet neighborhood, offering comfortable living space and a functional layout perfect for a variety of lifestyles. The main level features two bedrooms and a full bathroom, along with a spacious living room, clean kitchen, and a dedicated formal dining room—perfect for everyday living or hosting family and friends. Upstairs, you'll find a private master suite retreat, complete with a large bedroom, walk-through bonus room that can serve as a nursery, office, or sitting area, and a full bathroom. The additional space creates the perfect opportunity for a reading nook, dressing area, or expanded closet space, making the entire second floor feel like its own relaxing escape. The partially finished basement adds additional usable space and includes laundry on a clean, painted concrete floor, offering both practicality and storage potential. Step outside to enjoy the fenced-in yard, ideal for pets, play, or entertaining, with additional extended yard space behind the one-car garage providing even more room to enjoy the outdoors. With its flexible 3–4 bedroom layout, quiet location, and inviting charm, this home is ready for its next owner to move in and make it their own.

5. 2026-03-05
   historical
6. 2026-03-05
   historical
7. 2026-01-29
   price $198,000
8. 2025-10-16
   listed $199,000 Active
9. 2024-11-06
   soldstatus $177,020
10. 2024-11-04
    soldstatus $177,020
11. 2024-04-21
    listed $174,900
12. 2021-06-16
    soldstatus $121,000
13. 2021-06-11
    soldstatus $121,000
14. 2021-03-14
    listed $122,000
15. 2021-01-15
    historical
16. 2020-11-19
    listed $130,000

ⓘ 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: $4,112 · $343/mo
• Projected year-2 tax: $4,112 · $343/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 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 18 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: $35,940
• − Mortgage interest: −$11,035
• − Property taxes: −$4,112
• − Insurance: −$985
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − Depreciation: −$5,731
• Taxable income: $8,327
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $8,900/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 — West Elmira

• Score: 72/100
• State rank: #341
• US rank: #5769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Elmira, NY
• City population: 8,976
• 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

+51.5% since first listed

16 events — show timeline

• 2026-05-18 Listed $197,000 NMPA
• 2026-05-17 Price Changed $197,000 UNYREIS
• 2026-03-11 Listing Removed — UNYREIS
• 2026-03-07 Listed $197,500 UNYREIS
• 2026-03-05 Listing Removed — UNYREIS
• 2026-03-05 Listing Removed — UNYREIS
• 2026-01-29 Price Changed $198,000 UNYREIS
• 2025-10-16 Listed $199,000 UNYREIS
• 2024-11-06 Sold (Public Records) $177,020 Public Records
• 2024-11-04 Sold (MLS) $177,020 UNYREIS
• 2024-04-21 Listed $174,900 UNYREIS
• 2021-06-16 Sold (Public Records) $121,000 Public Records
• 2021-06-11 Sold (MLS) $121,000 UNYREIS
• 2021-03-14 Listed $122,000 UNYREIS
• 2021-01-15 Listing Removed — UNYREIS
• 2020-11-19 Listed $130,000 UNYREIS

Property tax history

+3.4%/yr

Latest (2025): $4,112 · +23.9% YoY. Source: county tax records.