21 Maple St · Norwich, NY 13815

$95,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 146 Days on market

Built 1880 Fair condition 3,485 sqft lot $61/sqft · 39% below area Est $155k · 39% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Schools +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

COMFORTABLE HOME! Beautifully MAINTAINED Family home has 4 Bedrms and 2 Full Baths. Open staircase with ORIGINAL CHESTNUT WOODWORK throughout! Pretty EAT-IN Kitchen with lots of maple cabinets and pantry cupboard. Large DINING ROOM has walk-in closet storage and shuttered windows. Finished 3rd floor FAMILY RM (31x12)with side-wall storage. Covered FRONT PORCH, enclosed rear porch off kitchen and upstairs BALCONY off bedroom. SUPER VALUE. MUST SEE! Sellers are NYS licensed real estate agents.

Key facts

• Natural woodwork
• Enclosed back porch
• 3,485 sq ft lot

Tags

• NATURAL WOODWORK
• ENCLOSED BACK PORCH
• FINISHED THIRD-FLOOR ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#447 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Norwich City School District (town): math 42% / reading 43% proficiency, ranked #498 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stanford J Gibson Primary School (400 students, 52% FRL); Norwich Middle School (math 34% / reading 48%, grade F, #402 of 729 statewide, top 56%, 381 students, 59% FRL); Norwich High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 546 students, 48% FRL).
• Zoned-school proficiency averages 62% at this address vs 42% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Norwich City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 142 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Chenango County population projected at -26% 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is D 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 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: 1.59% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.93%
• DSCR: 1.89
• GRM: 5.2

CMA / ARV

• ARV (median comp): $155,139
• List price: $95,000
• Delta: -38.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Eaton Ave	0.11mi	3/2.0	1,508 (-4%)	6mo	$152,000	$101	83
42 Guernsey St	0.30mi	3/1.5	1,609 (+2%)	6mo	$100,000	$62	75
17 Sharon Dr	0.45mi	3/1.5	1,488 (-5%)	1mo	$159,900	$107	67
23 King St	0.46mi	3/2.0	1,672 (+6%)	7mo	$135,000	$81	62
78 Cortland St	0.45mi	4/1.0 (+1)	1,486 (-5%)	2mo	$145,000	$98	59
9 Beech St	0.64mi	3/2.0	1,633 (+4%)	6mo	$125,000	$77	58
22 King St	0.45mi	3/1.5	1,439 (-8%)	7mo	$110,000	$76	57
31 Birdsall St	0.38mi	2/1.5 (-1)	1,692 (+8%)	7mo	$33,500	$20	57
81 Cortland St	0.45mi	4/1.5 (+1)	1,664 (+6%)	7mo	$132,500	$80	56
40 Brown Ave	0.38mi	4/1.5 (+1)	1,789 (+14%)	5mo	$65,000	$36	48
36 Plymouth St	0.55mi	3/1.5	1,340 (-15%)	0mo	$134,000	$100	47
12 Chenango Ave	0.57mi	3/1.0	1,397 (-11%)	7mo	$125,000	$89	45

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: 39.2%
• Equity multiple: 4.01×
• Total profit: $79,953
• Equity at exit: $85,584

10-year hold

• IRR: 33.8%
• Equity multiple: 9.03×
• Total profit: $213,488
• Equity at exit: $184,564

Cash invested: $26,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 15 under contract
• Months of supply: 8.2 mo (12%/mo absorbed)
• Median asking: $174,900 ($107/sqft)
• Median days on market: 53 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -7.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13815

• Home prices YoY: 8.2%
• Active inventory: 142
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $442

Break-even live

Break-even rent $952

Max offer price $95,000

Occupancy floor 66%

Sensitivity live

Price	-10% $495	-5% $469	+0% $442	+5% $415	+10% $388
Rent	-10% $322	-5% $382	+0% $442	+5% $501	+10% $561
Rate	-1.0pp $490	-0.5pp $466	base $442	+0.5pp $417	+1.0pp $392

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Silver St Unit 1 Norwich, NY	3.0	1.0	1100	$1,525	$1.39	0d	1	0.48mi
10 Morse Ave Unit 10 Norwich, NY	3.0	1.0	1400	$1,500	$1.07	5d	1	0.53mi

Property features AI

Exterior

• Parking: No garageShared driveway
• Utilities: High speed internet availablePublic water (connected)Sewer connected
• Home design: 2-story houseExisting construction
• Construction: Frame construction with wood sidingBlown-in insulationPoured foundation
• Exterior features: Blacktop drivewayEnclosed porchCovered porch

Interior

• Kitchen: DishwasherGas ovenGas rangeRefrigerator
• Flooring: CarpetHardwoodVinylVaries
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingForced air heating
• Interior features: Ceiling fan(s)Separate/formal dining roomSeparate/formal living roomNatural woodwork
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-11-08
   days on market $95,000 Active 146 DOM
2. 2026-11-07
   days on market $95,000 Active 145 DOM
3. 2026-11-06
   days on market $95,000 Active 144 DOM
4. 2026-11-05
   days on market $95,000 Active 143 DOM
5. 2026-11-04
   days on market $95,000 Active 142 DOM
6. 2026-11-02
   days on market $95,000 Active 140 DOM
7. 2026-11-01
   days on market $95,000 Active 139 DOM
8. 2026-10-31
   days on market $95,000 Active 138 DOM
9. 2026-10-31
   days on market $95,000 Active 137 DOM
10. 2026-10-29
    days on market $95,000 Active 136 DOM
11. 2026-10-28
    days on market $95,000 Active 135 DOM
12. 2026-10-27
    days on market $95,000 Active 134 DOM
13. 2026-10-26
    days on market $95,000 Active 133 DOM
14. 2026-10-25
    days on market $95,000 Active 132 DOM
15. 2026-10-24
    days on market $95,000 Active 131 DOM
16. 2026-10-23
    days on market $95,000 Active 130 DOM
17. 2026-10-22
    days on market $95,000 Active 129 DOM
18. 2026-10-21
    days on market $95,000 Active 128 DOM
19. 2026-10-20
    days on market $95,000 Active 127 DOM
20. 2026-10-19
    days on market $95,000 Active 126 DOM
21. 2026-10-18
    days on market $95,000 Active 125 DOM
22. 2026-10-17
    days on market $95,000 Active 124 DOM
23. 2026-10-16
    days on market $95,000 Active 123 DOM
24. 2026-10-15
    days on market $95,000 Active 122 DOM
25. 2026-10-14
    days on market $95,000 Active 121 DOM
26. 2026-10-13
    days on market $95,000 Active 120 DOM
27. 2026-10-12
    days on market $95,000 Active 119 DOM
28. 2026-10-11
    days on market $95,000 Active 118 DOM
29. 2026-10-10
    days on market $95,000 Active 117 DOM
30. 2026-10-09
    days on market $95,000 Active 116 DOM
31. 2026-10-08
    days on market $95,000 Active 115 DOM
32. 2026-10-07
    days on market $95,000 Active 114 DOM
33. 2026-10-06
    days on market $95,000 Active 113 DOM
34. 2026-10-05
    days on market $95,000 Active 112 DOM
35. 2026-10-04
    days on market $95,000 Active 111 DOM
36. 2026-10-03
    days on market $95,000 Active 110 DOM
37. 2026-10-02
    days on market $95,000 Active 109 DOM
38. 2026-10-01
    days on market $95,000 Active 108 DOM
39. 2026-09-30
    days on market $95,000 Active 107 DOM
40. 2026-09-29
    days on market $95,000 Active 106 DOM
41. 2026-09-28
    days on market $95,000 Active 105 DOM
42. 2026-09-27
    days on market $95,000 Active 104 DOM
43. 2026-09-26
    days on market $95,000 Active 103 DOM
44. 2026-09-25
    days on market $95,000 Active 102 DOM
45. 2026-09-24
    days on market $95,000 Active 101 DOM
46. 2026-09-23
    days on market $95,000 Active 100 DOM
47. 2026-09-21
    days on market $95,000 Active 98 DOM
48. 2026-09-20
    days on market $95,000 Active 97 DOM
49. 2026-09-19
    days on market $95,000 Active 96 DOM
50. 2026-09-19
    days on market $95,000 Active 95 DOM

ⓘ 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: $2,576 · $215/mo
• Projected year-2 tax: $2,576 · $215/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $18,139
• − Mortgage interest: −$5,321
• − Property taxes: −$2,576
• − Insurance: −$475
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$2,764
• Taxable income: $4,100
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $4,316/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $39,250–$70,650 screening

This home requires moderate repairs and maintenance to improve its curb appeal and value. Fresh paint, new siding, and landscaping would significantly enhance its resale and rental potential.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — Significant wear and tear on the roof, with visible damage and missing shingles.
• Major Windows (windows) — Windows appear to be old and possibly not sealed properly, indicating potential energy loss and structural issues.
• Major Exterior (exterior) — The exterior paint is peeling and the siding is deteriorating, indicating a need for extensive repairs.

Repairs flagged

• Major exterior paint — Peeling paint on siding
• Major exterior siding — Signs of wear and tear
• Major landscaping — Overgrown and needs trimming

Value-add opportunities

• Both paint exterior — Fresh paint would improve curb appeal and value ↑
• Both repair and paint siding — New siding and paint would significantly improve the home's appearance ↑
• Both landscaping — Trimmed and maintained landscaping would enhance curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Perry Browne Intermediate School F NY #1,561/2,108 Nat'l #22,595/41,679 Middle Norwich Middle School F NY #402/729 Nat'l #5,727/14,009 High Norwich High School A NY #409/1,100 Nat'l #817/17,239

Schools (NCES district)

• District: Norwich City School District
• NCES district ID: 3621330
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $40,687
• Composite: 35.68/100
• National rank: #4874
• State rank: #498 of 590 in NY

B Composite livability gradescore 70/100

Livability — Norwich

• Score: 70/100
• State rank: #447
• US rank: #7857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwich, NY
• County: Chenango · 45,669 people
• City population: 12,855
• Population (ZIP): 12,855
• Household income: $59,757
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 15% of renters

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Population outlook (Chenango County) Hauer SSP2

• Today (2025): 45,669 people
• By 2030: 43,484 · -4.8%
• By 2040: 38,774 · -15.1%
• By 2050: 34,000 · -25.6%
• By 2075: 24,637 · -46.1%
• By 2100: 16,452 · -64.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 0%

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Political lean MEDSL · Chenango

• 2024 margin: Strong R (+27.2) · D 36.4% · R 63.6%
• 2008→2024 swing: -26.1pp toward R · 2008: -1.1pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+23.3 2016: R+28.1 2012: R+3.4 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.23%
• Current HPI: 280.463
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Parking: No garageShared driveway
• Utilities: High speed internet availablePublic water (connected)Sewer connected
• Home design: 2-story houseExisting construction
• Construction: Frame construction with wood sidingBlown-in insulationPoured foundation
• Exterior features: Blacktop drivewayEnclosed porchCovered porch

Interior

• Kitchen: DishwasherGas ovenGas rangeRefrigerator
• Flooring: CarpetHardwoodVinylVaries
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingForced air heating
• Interior features: Ceiling fan(s)Separate/formal dining roomSeparate/formal living roomNatural woodwork
• Laundry & utility: Gas water heater

Price history

+39.4% since first listed

4 events — show timeline

• 2026-06-15 Listed $110,000 UNYREIS
• 2010-11-05 Sold (Public Records) $77,380 Public Records
• 2010-11-04 Sold (MLS) $77,380 UNYREIS
• 2010-07-10 Listed $78,900 UNYREIS

Property tax history

+2.0%/yr

Latest (2025): $2,576 · +2.6% YoY. Source: county tax records.