10 S Main St · Earlville, NY 13332

$189,900

3 bd · 2.0 ba · 2,464 sqft · SingleFamily public records · 64 Days on market

Built 1920 0.51 ac lot $77/sqft · 50% below area Est $377k · 50% under

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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
• Appreciation +8.7/10.0
• Cash flow +5.8/30.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Welcome to small-town living at its best! This charming farmhouse-style home in the heart of Earlville offers space, character, and the relaxing village lifestyle buyers are looking for. Enjoy morning coffee or evening sunsets from the classic wraparound farmhouse porch, the perfect place to take in the peaceful small-town atmosphere and friendly neighborhood feel. Inside, the home features 5 spacious bedrooms with potential for a 6th, providing incredible flexibility for an additional bedroom. This space is also ideal for extra storage, a home office, or even a future full bathroom, offering room to expand and customize. Step outside to enjoy the private backyard with beautiful established gardens, creating a peaceful retreat right at home. The property backs directly to the baseball field, giving you open views and that nostalgic village backdrop that truly captures the spirit of community living. Car enthusiasts, hobbyists, and anyone needing extra space will appreciate the detached 2.5-car garage with plenty of room for storage and workspace. There’s also a huge shed perfect for storing lawn equipment, toys, or creating your own she-shed or man cave. Located on a street with sidewalks and a true village feel, and within the Sherburne-Earlville School District, this property blends charm, space, and potential in a setting that embodies relaxed small-town living. A rare opportunity to own a classic farmhouse with room to grow in the Village of Earlville—schedule your showing today!

Key facts

• 0.51 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (35.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (30.6% below list).
• Recommended offer: $123k (35.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 60/100 on livability (#967 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Sherburne-Earlville Central School District (rural): math 34% / reading 51% proficiency, ranked #492 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sherburne-Earlville Elementary School (math 25% / reading 53%, grade F, #1,505 of 2,108 statewide, top 72%, 629 students, 32% FRL); Sherburne-Earlville Middle School (math 24% / reading 45%, grade F, #483 of 729 statewide, top 68%, 299 students, 65% FRL); Sherburne-Earlville Senior High School (math 92% / reading 90%, grade A+, #203 of 1,100 statewide, top 20%, 336 students, 35% FRL) — zoned schools at 44% FRL track the district average.
• Zoned-school proficiency averages 55% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Sherburne-Earlville Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 18 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 $15k of equity ($1k loan paydown + $14k appreciation (7.5% local appreciation)).
• Chenango County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $190k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,845 (35.3% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.57%
• DSCR: 0.62
• GRM: 12.0

CMA / ARV

• ARV (median comp): $377,200
• List price: $189,900
• Delta: -49.66%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 W Main St	0.35mi	3/1.5	2,210 (-10%)	21mo	$155,000	$70	47
73 N Main St	0.45mi	4/2.0 (+1)	2,200 (-11%)	13mo	$130,000	$59	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.89×
• Total profit: $47,468
• Equity at exit: $137,175

10-year hold

• IRR: 12.8%
• Equity multiple: 3.93×
• Total profit: $155,858
• Equity at exit: $265,789

Cash invested: $53,172 (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 13332

• Home prices YoY: 2.9%
• Active inventory: 18
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$346 /mo · $4,155/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-380

Break-even live

Break-even rent $1,799

Max offer price $122,845

Occupancy floor —

Sensitivity live

Price	-10% $-272	-5% $-326	+0% $-380	+5% $-433	+10% $-487
Rent	-10% $-484	-5% $-432	+0% $-380	+5% $-327	+10% $-275
Rate	-1.0pp $-284	-0.5pp $-331	base $-380	+0.5pp $-429	+1.0pp $-479

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $189,900 Pending 64 DOM
2. 2026-06-09
   days on market $189,900 Active Under Contract 63 DOM
3. 2026-06-08
   days on market $189,900 Active Under Contract 62 DOM
4. 2026-06-07
   days on market $189,900 Active Under Contract 61 DOM
5. 2026-06-07
   days on market $189,900 Active Under Contract 60 DOM
6. 2026-06-04
   days on market $189,900 Active Under Contract 57 DOM
7. 2026-06-02
   days on market $189,900 Active Under Contract 56 DOM
8. 2026-06-01
   days on market $189,900 Active Under Contract 55 DOM
9. 2026-05-31
   days on market $189,900 Active Under Contract 54 DOM
10. 2026-05-12
    historical Active Under Contract 1520-char remark

    Show marketing remark (1520 chars)

    Welcome to small-town living at its best! This charming farmhouse-style home in the heart of Earlville offers space, character, and the relaxing village lifestyle buyers are looking for. Enjoy morning coffee or evening sunsets from the classic wraparound farmhouse porch, the perfect place to take in the peaceful small-town atmosphere and friendly neighborhood feel. Inside, the home features 5 spacious bedrooms with potential for a 6th, providing incredible flexibility for an additional bedroom. This space is also ideal for extra storage, a home office, or even a future full bathroom, offering room to expand and customize. Step outside to enjoy the private backyard with beautiful established gardens, creating a peaceful retreat right at home. The property backs directly to the baseball field, giving you open views and that nostalgic village backdrop that truly captures the spirit of community living. Car enthusiasts, hobbyists, and anyone needing extra space will appreciate the detached 2.5-car garage with plenty of room for storage and workspace. There’s also a huge shed perfect for storing lawn equipment, toys, or creating your own she-shed or man cave. Located on a street with sidewalks and a true village feel, and within the Sherburne-Earlville School District, this property blends charm, space, and potential in a setting that embodies relaxed small-town living. A rare opportunity to own a classic farmhouse with room to grow in the Village of Earlville—schedule your showing today!

11. 2026-04-06
    listed $189,900 Active 1520-char remark

    Show marketing remark (1520 chars)

    Welcome to small-town living at its best! This charming farmhouse-style home in the heart of Earlville offers space, character, and the relaxing village lifestyle buyers are looking for. Enjoy morning coffee or evening sunsets from the classic wraparound farmhouse porch, the perfect place to take in the peaceful small-town atmosphere and friendly neighborhood feel. Inside, the home features 5 spacious bedrooms with potential for a 6th, providing incredible flexibility for an additional bedroom. This space is also ideal for extra storage, a home office, or even a future full bathroom, offering room to expand and customize. Step outside to enjoy the private backyard with beautiful established gardens, creating a peaceful retreat right at home. The property backs directly to the baseball field, giving you open views and that nostalgic village backdrop that truly captures the spirit of community living. Car enthusiasts, hobbyists, and anyone needing extra space will appreciate the detached 2.5-car garage with plenty of room for storage and workspace. There’s also a huge shed perfect for storing lawn equipment, toys, or creating your own she-shed or man cave. Located on a street with sidewalks and a true village feel, and within the Sherburne-Earlville School District, this property blends charm, space, and potential in a setting that embodies relaxed small-town living. A rare opportunity to own a classic farmhouse with room to grow in the Village of Earlville—schedule your showing today!

12. 2001-08-20
    soldstatus $74,000
13. 1992-08-06
    soldstatus $49,900

ⓘ 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: $4,155 · $346/mo
• Projected year-2 tax: $4,155 · $346/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 2/10 Low 7 d/yr ≥93°F today · 17 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: $15,823
• − Mortgage interest: −$10,637
• − Property taxes: −$4,155
• − Insurance: −$950
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$5,524
• Taxable loss: −$7,975
• Est. tax savings @ 24.0%: +$1,914
• After-tax cash flow: $-2,641/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: Sherburne-Earlville Central School District
• NCES district ID: 3626700
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 51% ▲ 12.00%
• Median HH income: $47,060
• Composite: 36.22/100
• National rank: #4725
• State rank: #492 of 590 in NY

Livability — Earlville

• Score: 60/100
• State rank: #967
• US rank: #18958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earlville, NY
• Population (ZIP): 2,695

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% Black 3%
• Common ancestry: Lithuanian 5% Iranian 3% Portuguese 3%
• Foreign-born: 2%
• Languages at home: 95% English-only · German/W. Germanic 4%

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: ▲ 7.45%
• Current HPI: 267.6946
• 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

+280.6% since first listed

4 events — show timeline

• 2026-05-12 Contingent — CNYIS
• 2026-04-06 Listed $189,900 CNYIS
• 2001-08-20 Sold (Public Records) $74,000 Public Records
• 1992-08-06 Sold (Public Records) $49,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,155 · +0.4% YoY. Source: county tax records.