24 Maple St · Afton, NY 13730

$65,000

3 bd · 1.5 ba · 1,116 sqft · SingleFamily public records · 18 Days on market

Built 1910 0.72 ac lot $58/sqft · 39% below area Est $107k · 39% under ↓ 12% since listing

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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 +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

4-bedroom, 1.5-bath home situated on a spacious village lot with a detached one-car garage. This property offers flexible living with a first-floor bedroom and a large enclosed front porch that adds additional usable space. Original wood floors run throughout much of the home, offering classic character and potential for restoration. The kitchen provides an opportunity for customization and awaits your personal design touches. Spacious living and dining rooms feature original details and are ready for refinishing to highlight their historic charm. Generous yard offers room for gardening, recreation, or outdoor entertaining while enjoying the convenience of village living close to local amen

Key facts

• Generous yard
• Original wood floors
• First floor bedroom

Tags

• FIRST FLOOR BEDROOM
• LARGE ENCLOSED FRONT PORCH
• ORIGINAL WOOD FLOORS
• GENEROUS YARD

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Septic tank; Circuit breaker electric; Cable available; High-speed internet available
• Home design: 2-story existing residence
• Construction: Block foundation; Block and concrete construction; Vinyl siding; Copper plumbing; Asphalt roof; Built as existing structure
• Exterior features: Blacktop driveway; Porch; Propane tank (leased); Irregular lot; Main thoroughfare frontage

Interior

• Kitchen: Propane water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Oil heating; Baseboard heating; Hot water heating
• Interior features: Pantry; Storage; Natural woodwork; Enclosed porch; See remarks
• Laundry & utility: See remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#876 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools D-, amenities F.
• Afton Central School District (rural): math 36% / reading 35% proficiency, ranked #690 of 755 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.84% ✓
• Cap rate: 21.48%
• Cash-on-cash: 54.26%
• DSCR: 3.41
• GRM: 2.9

CMA / ARV

• ARV (median comp): $106,961
• List price: $65,000
• Delta: -39.23%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.3%
• Equity multiple: 5.83×
• Total profit: $87,953
• Equity at exit: $58,557

10-year hold

• IRR: 61.0%
• Equity multiple: 12.98×
• Total profit: $218,073
• Equity at exit: $126,281

Cash invested: $18,200 (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 13730

• Home prices YoY: 3.9%
• Active inventory: 26
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$267 /mo · $3,201/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $823

Break-even live

Break-even rent $803

Max offer price $65,000

Occupancy floor 50%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-09
   listed $65,000 Active 784-char remark
2. 2007-07-03
   soldstatus $73,900

ⓘ 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: $3,201 · $267/mo
• Projected year-2 tax: $3,201 · $267/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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 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: $22,141
• − Mortgage interest: −$3,641
• − Property taxes: −$3,201
• − Insurance: −$325
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$1,891
• Taxable income: $9,540
• Est. tax owed @ 24.0%: −$2,290
• After-tax cash flow: $7,585/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: Afton Central School District
• NCES district ID: 3602400
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $46,188
• Composite: 33.01/100
• National rank: #10669
• State rank: #690 of 755 in NY

Livability — Afton

• Score: 62/100
• State rank: #876
• US rank: #16945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Afton, NY
• City population: 2,763
• Population (ZIP): 2,763

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Serbian 3% Romanian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

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: ▲ 12.25%
• Current HPI: 325.5182
• 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

-12.0% since first listed

3 events — show timeline

• 2026-05-27 Pending — UNYREIS
• 2026-05-09 Listed $65,000 UNYREIS
• 2007-07-03 Sold (Public Records) $73,900 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,201 · +4.8% YoY. Source: county tax records.