107 Dewey Ave · Groton, NY 13073

$117,500

2 bd · 1.5 ba · 1,166 sqft · SingleFamily public records

Built 1915 0.40 ac lot Est $205k · 43% under ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in Groton Village. This home has recently undergone some updating to include painting, flooring, and some new fixtures. Just add finishing touches to make it yours. You will enjoy the lovely front porch and watching your local sports teams play right from your back yard. Cement block garage with 8 Ft. Door and electric.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1915

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $-11 ($-128/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (1.6% below list).
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $116k (1.6% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.2% in Groton — 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 71/100 on livability (#418 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Groton Central School District (rural): math 53% / reading 46% proficiency, ranked #381 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Groton Elementary School (math 57% / reading 47%, grade C-, #988 of 2,108 statewide, top 49%, 380 students, 43% FRL).
• Market conditions: 36 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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: property tax is 3.3% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,616 (1.6% 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 1915 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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: 1.05% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $205,216
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Morton Ave	0.11mi	3/1.5 (+1)	1,162 (-0%)	10mo	$155,000	$133	81
309 W South St. St	0.38mi	3/1.0 (+1)	1,215 (+4%)	17mo	$198,000	$163	54
201 S Parkway St	0.69mi	3/2.0 (+1)	1,188 (+2%)	8mo	$234,800	$198	51
105 S Parkway	0.72mi	2/1.0	1,021 (-12%)	4mo	$180,000	$176	40

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-19,593
• Equity at exit: $17,520

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-17,424
• Equity at exit: $10,159

Cash invested: $32,900 (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 13073

• Home prices YoY: -17.8%
• Active inventory: 36
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$322 /mo · $3,860/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-11

Break-even live

Break-even rent $1,249

Max offer price $115,616

Occupancy floor 96%

Sensitivity live

Price	-10% $56	-5% $23	+0% $-11	+5% $-44	+10% $-77
Rent	-10% $-108	-5% $-59	+0% $-11	+5% $38	+10% $87
Rate	-1.0pp $49	-0.5pp $19	base $-11	+0.5pp $-41	+1.0pp $-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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2019-04-08
   soldstatus $106,500 346-char remark

   Show marketing remark (346 chars)

   Welcome to your new home in Groton Village. This home has recently undergone some updating to include painting, flooring, and some new fixtures. Just add finishing touches to make it yours. You will enjoy the lovely front porch and watching your local sports teams play right from your back yard. Cement block garage with 8 Ft. Door and electric.

2. 2019-02-15
   listed $117,500 346-char remark

   Show marketing remark (346 chars)

   Welcome to your new home in Groton Village. This home has recently undergone some updating to include painting, flooring, and some new fixtures. Just add finishing touches to make it yours. You will enjoy the lovely front porch and watching your local sports teams play right from your back yard. Cement block garage with 8 Ft. Door and electric.

3. 2019-02-15
   historical

   Show marketing remark (346 chars)

   Welcome to your new home in Groton Village. This home has recently undergone some updating to include painting, flooring, and some new fixtures. Just add finishing touches to make it yours. You will enjoy the lovely front porch and watching your local sports teams play right from your back yard. Cement block garage with 8 Ft. Door and electric.

4. 2019-02-15
   listed $117,500

   Show marketing remark (346 chars)

   Welcome to your new home in Groton Village. This home has recently undergone some updating to include painting, flooring, and some new fixtures. Just add finishing touches to make it yours. You will enjoy the lovely front porch and watching your local sports teams play right from your back yard. Cement block garage with 8 Ft. Door and electric.

ⓘ 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: $3,860 · $322/mo
• Projected year-2 tax: $3,860 · $322/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 6/10 Major FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,827
• − Mortgage interest: −$6,582
• − Property taxes: −$3,860
• − Insurance: −$588
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,418
• Taxable loss: −$1,992
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $350/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: Groton Central School District
• NCES district ID: 3613020
• Math proficiency: 53% ▲ 11.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $54,573
• Composite: 42.84/100
• National rank: #3133
• State rank: #381 of 590 in NY

Livability — Groton

• Score: 71/100
• State rank: #418
• US rank: #7246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groton, NY
• Population (ZIP): 6,246

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 5% Lithuanian 5% Italian 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 94% English-only · Spanish 2% Arabic 2% Korean 1%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.49%
• Current HPI: 191.5334
• 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

-9.4% since first listed

4 events — show timeline

• 2019-04-08 Sold (MLS) $106,500 CNYIS
• 2019-02-15 Listed $117,500 IBRMLS
• 2019-02-15 Delisted — IBRMLS
• 2019-02-15 Listed $117,500 CNYIS

Property tax history

+10.6%/yr

Latest (2025): $3,860 · -3.7% YoY. Source: county tax records.