504 Matthews St · Elmira, NY 14901

$25,000

6 bd · 2.0 ba · 2,012 sqft · MultiFamily public records · 18 Days on market

Built 1860 8,195 sqft lot ↓ 49% 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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investment opportunity in Elmira City. 2-family home available. Due to fire, complete renovations will be needed. One side of home can become livable with some renovations, does not have as much damage as other side. Make this home your own or a great investment opportunity for additional income. Being sold "AS IS". Taxes to be verified by buyer agent.

Key facts

• 8,195 sq ft lot
• Built 1860
• Listed 17 days

Property features AI

Finance

• Financial info: Multi-unit property with 2 total units; Separate gas and electric meters for each unit; Operating expense details: see remarks; Owner pays: other / see remarks; Rent includes: see remarks

Exterior

• Parking: Paved
• Utilities: Public water available (not connected); Sewer available
• Home design: 2-story building; Resale property
• Construction: Wood siding construction; Existing structure
• Exterior features: Paved parking; Rectangular residential lot; City street frontage; Lot dimensions approximately 62 x 131

Interior

• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Stove heating (natural gas)
• Interior features: Partial basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $25k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $897/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 95.1% 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: 81 active listings in the ZIP; 91 units permitted in Chemung County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (10.0% local appreciation)).
• Chemung County population projected at -17% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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: flood insurance adds $56/mo; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 10.24% ✓
• Cap rate: 95.11%
• Cash-on-cash: 317.21%
• DSCR: 15.11
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $78,468
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Linden Pl	0.41mi	6/2.0	1,914 (-5%)	6mo	$80,000	$42	68
370 E Center St	0.19mi	6/2.0	2,112 (+5%)	19mo	$30,000	$14	67
365 E Thurston St	0.38mi	5/2.0 (-1)	2,026 (+1%)	14mo	$79,000	$39	64
812 E 5th St	0.73mi	6/2.0	1,846 (-8%)	3mo	$31,000	$17	49

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: 19.29×
• Total profit: $128,005
• Equity at exit: $22,522

10-year hold

• IRR: —
• Equity multiple: 42.03×
• Total profit: $287,201
• Equity at exit: $48,570

Cash invested: $7,000 (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 14901

• Home prices YoY: 15.9%
• Active inventory: 81
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $1,795

Break-even live

Break-even rent $289

Max offer price $25,000

Occupancy floor 25%

Sensitivity live

Price	-10% $1,812	-5% $1,804	+0% $1,795	+5% $1,786	+10% $1,778
Rent	-10% $1,593	-5% $1,694	+0% $1,795	+5% $1,896	+10% $1,997
Rate	-1.0pp $1,807	-0.5pp $1,801	base $1,795	+0.5pp $1,788	+1.0pp $1,782

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,562
Total (2 units)			$2,561

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $25,000 Active 18 DOM
2. 2026-06-19
   days on market $25,000 Active 16 DOM
3. 2026-06-18
   days on market $25,000 Active 15 DOM
4. 2026-06-17
   days on market $25,000 Active 14 DOM
5. 2026-06-16
   days on market $25,000 Active 13 DOM
6. 2026-06-15
   days on market $25,000 Active 12 DOM
7. 2026-06-14
   days on market $25,000 Active 10 DOM
8. 2026-06-12
   days on market $25,000 Active 9 DOM
9. 2026-06-09
   days on market $25,000 Active 6 DOM
10. 2026-06-08
    days on market $25,000 Active 5 DOM
11. 2026-06-07
    days on market $25,000 Active 4 DOM
12. 2026-06-03
    remarks 354-char remark
13. 2026-06-03
    listed $25,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $30,732
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$792
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$727
• Taxable income: $22,521
• Est. tax owed @ 24.0%: −$5,405
• After-tax cash flow: $16,134/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): 14,430

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 (70%)
• Race & ethnicity: White 70% Black 15% Two or more races 7% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Chinese 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: ▲ 32.34%
• Current HPI: 236.2674
• 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

-49.5% since first listed

5 events — show timeline

• 2026-06-03 Listed $25,000 UNYREIS
• 2014-08-13 Sold (Public Records) $65,000 Public Records
• 2014-01-24 Listing Removed — UNYREIS
• 2013-08-20 Listed $69,900 UNYREIS
• 1997-03-24 Sold (Public Records) $49,500 Public Records

Property tax history

-38.7%/yr

Latest (2025): $6 · +1.2% YoY. Source: county tax records.