136 Merchant St · Guilford, NY 13780

$95,000

5 bd · 2.5 ba · 2,840 sqft · SingleFamily public records · 150 Days on market

Built 1900 0.91 ac lot $33/sqft · 58% below area

---

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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New Improved Price: $115k firm! Bring your contractor and your vision to this massive, flexible property! Featuring 5+ bedrooms and 3 full baths, this spacious home offers incredible potential for a savvy investor or a DIY enthusiast looking to build substantial sweat equity. The home has been converted to a single-family and features a large, fenced yard and a detached 2-story garage (needs structural repair). Currently heated by two new pellet stoves, this home lacks a central heating system, making it ideal for cash buyers or specialized renovation loans. In 2025 the exterior was painted, a new HW Heater was installed and a new 200 AMP Electric panel was installed.

Key facts

• Fenced yard
• New hw heater
• Detached garage

Tags

• FENCED YARD
• DETACHED GARAGE
• NEW HW HEATER
• NEW 200 AMP ELECTRIC PANEL

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,083 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Bainbridge-Guilford Central School District (rural): math 40% / reading 57% proficiency, ranked #418 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $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 150 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $55k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $95k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.50% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.58%
• DSCR: 1.87
• GRM: 5.6

CMA / ARV

• ARV (median comp): $224,400
• List price: $95,000
• Delta: -57.66%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.0%
• Equity multiple: 3.85×
• Total profit: $75,917
• Equity at exit: $85,584

10-year hold

• IRR: 31.8%
• Equity multiple: 8.70×
• Total profit: $204,759
• 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 →

ZIP-level market 13780

• Home prices YoY: 3.7%
• Active inventory: 14
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$152 /mo · $1,818/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $378

Break-even live

Break-even rent $943

Max offer price $95,000

Occupancy floor 68%

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
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $95,000 Active 150 DOM
2. 2026-06-18
   price $95,000 Active 149 DOM
3. 2026-06-17
   days on market $110,000 Active 149 DOM
4. 2026-06-16
   days on market $110,000 Active 148 DOM
5. 2026-06-15
   days on market $110,000 Active 147 DOM
6. 2026-06-13
   days on market $110,000 Active 145 DOM
7. 2026-06-12
   days on market $110,000 Active 144 DOM
8. 2026-06-09
   days on market $110,000 Active 141 DOM
9. 2026-06-08
   days on market $110,000 Active 140 DOM
10. 2026-06-07
    days on market $110,000 Active 139 DOM
11. 2026-06-07
    pricedays on market $110,000 Active 138 DOM
12. 2026-06-04
    days on market $115,000 Active 135 DOM
13. 2026-06-02
    days on market $115,000 Active 134 DOM
14. 2026-06-01
    days on market $115,000 Active 133 DOM
15. 2026-05-31
    days on market $115,000 Active 132 DOM
16. 2026-03-22
    price $115,000 676-char remark

    Show marketing remark (676 chars)

    New Improved Price: $115k firm! Bring your contractor and your vision to this massive, flexible property! Featuring 5+ bedrooms and 3 full baths, this spacious home offers incredible potential for a savvy investor or a DIY enthusiast looking to build substantial sweat equity. The home has been converted to a single-family and features a large, fenced yard and a detached 2-story garage (needs structural repair). Currently heated by two new pellet stoves, this home lacks a central heating system, making it ideal for cash buyers or specialized renovation loans. In 2025 the exterior was painted, a new HW Heater was installed and a new 200 AMP Electric panel was installed.

17. 2026-02-05
    price $135,000 676-char remark

    Show marketing remark (676 chars)

    New Improved Price: $115k firm! Bring your contractor and your vision to this massive, flexible property! Featuring 5+ bedrooms and 3 full baths, this spacious home offers incredible potential for a savvy investor or a DIY enthusiast looking to build substantial sweat equity. The home has been converted to a single-family and features a large, fenced yard and a detached 2-story garage (needs structural repair). Currently heated by two new pellet stoves, this home lacks a central heating system, making it ideal for cash buyers or specialized renovation loans. In 2025 the exterior was painted, a new HW Heater was installed and a new 200 AMP Electric panel was installed.

18. 2026-01-18
    listed $150,000 Active 676-char remark

    Show marketing remark (676 chars)

    New Improved Price: $115k firm! Bring your contractor and your vision to this massive, flexible property! Featuring 5+ bedrooms and 3 full baths, this spacious home offers incredible potential for a savvy investor or a DIY enthusiast looking to build substantial sweat equity. The home has been converted to a single-family and features a large, fenced yard and a detached 2-story garage (needs structural repair). Currently heated by two new pellet stoves, this home lacks a central heating system, making it ideal for cash buyers or specialized renovation loans. In 2025 the exterior was painted, a new HW Heater was installed and a new 200 AMP Electric panel was installed.

19. 2024-12-03
    soldstatus $62,600 Closed 905-char remark

    Show marketing remark (905 chars)

    This CIRCA 1900's home seeks new owner to finish her re-hab. Charming Old-Style Home with Endless Potential. Nestled in the picturesque hamlet of Guilford, this classic 4-6 bedroom, 2.5 bath home offers a unique opportunity to create your dream residence. With its vintage charm and character, this property is ready for your vision and creativity. The spacious layout includes ample living space. Situated on a large lot, the home features a carriage-style garage, which also needs rehabbing. While the home requires TLC and rehab, the possibilities are endless. Whether you’re looking to restore its original beauty or add modern touches, this property provides the perfect foundation. Some materials are on site. Can be made beautiful again with a creative mind and talented hands. Don't miss your chance to own a piece of history in Guilford—bring your ideas and make this house your home!

20. 2024-11-25
    status Pending 905-char remark

    Show marketing remark (905 chars)

    This CIRCA 1900's home seeks new owner to finish her re-hab. Charming Old-Style Home with Endless Potential. Nestled in the picturesque hamlet of Guilford, this classic 4-6 bedroom, 2.5 bath home offers a unique opportunity to create your dream residence. With its vintage charm and character, this property is ready for your vision and creativity. The spacious layout includes ample living space. Situated on a large lot, the home features a carriage-style garage, which also needs rehabbing. While the home requires TLC and rehab, the possibilities are endless. Whether you’re looking to restore its original beauty or add modern touches, this property provides the perfect foundation. Some materials are on site. Can be made beautiful again with a creative mind and talented hands. Don't miss your chance to own a piece of history in Guilford—bring your ideas and make this house your home!

21. 2024-10-09
    historical Active Under Contract 905-char remark

    Show marketing remark (905 chars)

    This CIRCA 1900's home seeks new owner to finish her re-hab. Charming Old-Style Home with Endless Potential. Nestled in the picturesque hamlet of Guilford, this classic 4-6 bedroom, 2.5 bath home offers a unique opportunity to create your dream residence. With its vintage charm and character, this property is ready for your vision and creativity. The spacious layout includes ample living space. Situated on a large lot, the home features a carriage-style garage, which also needs rehabbing. While the home requires TLC and rehab, the possibilities are endless. Whether you’re looking to restore its original beauty or add modern touches, this property provides the perfect foundation. Some materials are on site. Can be made beautiful again with a creative mind and talented hands. Don't miss your chance to own a piece of history in Guilford—bring your ideas and make this house your home!

22. 2024-08-13
    listed $80,000 Active 905-char remark

    Show marketing remark (905 chars)

    This CIRCA 1900's home seeks new owner to finish her re-hab. Charming Old-Style Home with Endless Potential. Nestled in the picturesque hamlet of Guilford, this classic 4-6 bedroom, 2.5 bath home offers a unique opportunity to create your dream residence. With its vintage charm and character, this property is ready for your vision and creativity. The spacious layout includes ample living space. Situated on a large lot, the home features a carriage-style garage, which also needs rehabbing. While the home requires TLC and rehab, the possibilities are endless. Whether you’re looking to restore its original beauty or add modern touches, this property provides the perfect foundation. Some materials are on site. Can be made beautiful again with a creative mind and talented hands. Don't miss your chance to own a piece of history in Guilford—bring your ideas and make this house your home!

23. 2010-04-06
    soldstatus $40,000
24. 2010-03-10
    soldstatus $40,000
25. 2010-03-08
    soldstatus $40,000
26. 2008-09-23
    listed $43,900

ⓘ 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: $1,818 · $152/mo
• Projected year-2 tax: $1,818 · $152/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $17,062
• − Mortgage interest: −$5,321
• − Property taxes: −$1,818
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,764
• Taxable income: $3,287
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $3,752/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: Bainbridge-Guilford Central School District
• NCES district ID: 3603810
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $48,248
• Composite: 41.31/100
• National rank: #3511
• State rank: #418 of 590 in NY

Livability — Guilford

• Score: 57/100
• State rank: #1083
• US rank: #21865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guilford, NY
• Population (ZIP): 842

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 (92%)
• Race & ethnicity: White 92% Two or more races 8%
• Common ancestry: Lithuanian 6% Romanian 5% Italian 4%
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 2% Other Indo-European 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: ▲ 10.57%
• Current HPI: 293.3
• 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

+162.0% since first listed

11 events — show timeline

• 2026-03-22 Price Changed $115,000 UNYREIS
• 2026-02-05 Price Changed $135,000 UNYREIS
• 2026-01-18 Listed $150,000 UNYREIS
• 2024-12-03 Sold (MLS) $62,600 UNYREIS
• 2024-11-25 Pending — UNYREIS
• 2024-10-09 Contingent — UNYREIS
• 2024-08-13 Listed $80,000 UNYREIS
• 2010-04-06 Sold (Public Records) $40,000 Public Records
• 2010-03-10 Sold (Public Records) $40,000 Public Records
• 2010-03-08 Sold (MLS) $40,000 UNYREIS
• 2008-09-23 Listed $43,900 UNYREIS

Property tax history

+0.6%/yr

Latest (2025): $1,818 · -1.1% YoY. Source: county tax records.