3340 State Route 26 · Morrisville, NY 13334

$75,000

5 bd · 1.0 ba · 2,048 sqft · SingleFamily public records · 23 Days on market

Built 1850

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home was originally built in 1850. It& apos; s a 2,048 square foot home sitting on a little under 1 acre in a quiet rural town. It has 5 large bedrooms, huge kitchen, dining room, and living room. 2 bathrooms. One up and one down. Things seen left in photos will be removed before sale. This is a rehab/fixer upper sold as is. Has a new roof but does need some major repairs. All walls and floors will need to be removed and replaced, will need heating system, plumbing lines repaired. Was damage and ceilings will need repaired in a couple rooms as well as outter walls. The previous owner made some of thier own repairs, and unfortunately it was a & quot; job& quot; . Homes in t

Key facts

• Built 1850
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#291 in NY, #4,741 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: schools C-, amenities F, commute F.
• Morrisville-Eaton Central School District (rural): math 59% / reading 72% proficiency, ranked #177 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $4k appreciation (5.2% local appreciation)).
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $32k; list at $75k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1850 — 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. 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: 1.92% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.52%
• DSCR: 2.40
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 3.55×
• Total profit: $53,486
• Equity at exit: $43,577

10-year hold

• IRR: 38.8%
• Equity multiple: 7.24×
• Total profit: $130,993
• Equity at exit: $76,113

Cash invested: $21,000 (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 13334

• Home prices YoY: 1.9%
• Active inventory: 9
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $552

Break-even live

Break-even rent $740

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 23 DOM
2. 2026-06-17
   days on market $75,000 Active 22 DOM
3. 2026-06-16
   days on market $75,000 Active 21 DOM
4. 2026-06-15
   days on market $75,000 Active 20 DOM
5. 2026-06-13
   days on market $75,000 Active 18 DOM
6. 2026-06-12
   days on market $75,000 Active 17 DOM
7. 2026-06-09
   days on market $75,000 Active 14 DOM
8. 2026-06-08
   days on market $75,000 Active 13 DOM
9. 2026-06-07
   days on market $75,000 Active 12 DOM
10. 2026-06-07
    days on market $75,000 Active 11 DOM
11. 2026-06-04
    days on market $75,000 Active 8 DOM
12. 2026-06-02
    days on market $75,000 Active 7 DOM
13. 2026-06-01
    days on market $75,000 Active 6 DOM
14. 2026-05-31
    days on market $75,000 Active 5 DOM
15. 2026-05-26
    listed $75,000 Active
16. 2014-09-22
    historical
17. 2014-03-12
    listed $24,500
18. 1997-10-15
    soldstatus $32,000

ⓘ 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: $1,918 · $160/mo
• Projected year-2 tax: $1,918 · $160/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $17,254
• − Mortgage interest: −$4,201
• − Property taxes: −$1,918
• − Insurance: −$375
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$2,182
• Taxable income: $5,818
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $5,222/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: Morrisville-Eaton Central School District
• NCES district ID: 3619920
• Math proficiency: 59% ▲ 12.00%
• Reading proficiency: 72% ▲ 17.00%
• Median HH income: $49,688
• Composite: 55.56/100
• National rank: #1239
• State rank: #177 of 590 in NY

Livability — Morrisville

• Score: 74/100
• State rank: #291
• US rank: #4741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 887

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Romanian 2% Polish 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.24%
• Current HPI: 278.0875
• 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

+134.4% since first listed

4 events — show timeline

• 2026-05-26 Listed $75,000 FSBO.com
• 2014-09-22 Listing Removed — CNYIS
• 2014-03-12 Listed $24,500 CNYIS
• 1997-10-15 Sold (Public Records) $32,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,918 · +1.7% YoY. Source: county tax records.