21 Maple St · Norwich, NY 13815

$110,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 5 Days on market

Built 1880 3,485 sqft lot Est $121k · 9% 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 +27.0/30.0
• ARV discount +11.6/15.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• 1% rule +8.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

Property features AI

Exterior

• Parking: No garage; Shared driveway
• Utilities: High speed internet available; Public water (connected); Sewer connected
• Home design: 2-story house; Existing construction
• Construction: Frame construction with wood siding; Blown-in insulation; Poured foundation
• Exterior features: Blacktop driveway; Enclosed porch; Covered porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Forced air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Natural woodwork
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.7% vs local median 4.1% in Norwich — 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 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.
• Market conditions: 84 active listings in the ZIP; 1 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 $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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.
• Current owner paid $77k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $120,890
• Comps found: 12

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%)	2mo	$152,000	$101	87
42 Guernsey St	0.30mi	3/1.5	1,609 (+2%)	2mo	$100,000	$62	78
6 Hickory St	0.20mi	3/2.0	1,696 (+8%)	3mo	$125,000	$74	75
23 King St	0.46mi	3/2.0	1,672 (+6%)	3mo	$135,000	$81	65
9 Beech St	0.64mi	3/2.0	1,633 (+4%)	2mo	$125,000	$77	62
22 King St	0.45mi	3/1.5	1,439 (-8%)	3mo	$110,000	$76	61
31 Birdsall St	0.38mi	2/1.5 (-1)	1,692 (+8%)	2mo	$33,500	$20	60
81 Cortland St	0.45mi	4/1.5 (+1)	1,664 (+6%)	2mo	$132,500	$80	60
146 N Broad St	0.66mi	3/1.5	1,488 (-5%)	5mo	$110,000	$74	54
87 Canasawacta St	0.59mi	3/1.5	1,444 (-8%)	7mo	$93,000	$64	51
12 Chenango Ave	0.57mi	3/1.0	1,397 (-11%)	2mo	$125,000	$89	49
36 Plymouth St	0.55mi	3/1.5	1,340 (-15%)	3mo	$115,000	$86	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: 33.1%
• Equity multiple: 3.58×
• Total profit: $79,603
• Equity at exit: $99,097

10-year hold

• IRR: 28.6%
• Equity multiple: 8.11×
• Total profit: $219,122
• Equity at exit: $213,706

Cash invested: $30,800 (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 13815

• Home prices YoY: 8.2%
• Active inventory: 84
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $308

Break-even live

Break-even rent $1,060

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $370	-5% $339	+0% $308	+5% $277	+10% $246
Rent	-10% $194	-5% $251	+0% $308	+5% $365	+10% $423
Rate	-1.0pp $364	-0.5pp $336	base $308	+0.5pp $280	+1.0pp $251

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Midland Dr Norwich, NY	3.0	1.0–1.5	755	$1,450	$1.92	44d	1	0.57mi

Listing history 5 events

1. 2026-06-21
   days on market $110,000 Active 5 DOM
2. 2026-06-18
   days on market $110,000 Active 3 DOM
3. 2026-06-17
   days on market $110,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $110,000 Active 1 DOM

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

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 5/10 Major FEMA zone X (unshaded) · 49% 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: $17,400
• − Mortgage interest: −$6,162
• − Property taxes: −$2,576
• − Insurance: −$550
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,200
• Taxable income: $2,128
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $3,187/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: 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

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
• City population: 12,855
• Population (ZIP): 12,855

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 0%

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

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

+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.