2031 State Highway 12 · Greene, NY 13778

$280,000

4 bd · 2.0 ba · 2,185 sqft · SingleFamily public records · 38 Days on market

Built 1961 0.80 ac lot $128/sqft · 27% below area Est $385k · 27% under

---

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 +10.0/10.0
• Schools +4.9/10.0
• Cash flow +3.8/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks

Located in the peaceful countryside, this spacious 4-bedroom, 2-bathroom home offers comfort, efficiency, and room to grow both inside and out. From the moment you arrive, you’ll appreciate the inviting setting, beautiful yard, and the flexibility of multiple heating sources including wood, coal, and oil — perfect for keeping utility costs manageable year-round. Step inside to find a warm and welcoming interior featuring a beautifully updated kitchen with granite countertops and heated floors, creating the perfect gathering space for family and friends. The home offers generous living areas, plenty of natural light, and a layout that provides both functionality and comfort for e

Key facts

• Large basement
• Heated floors
• Updated kitchen

Tags

• MULTIPLE HEATING SOURCES
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• HEATED FLOORS
• LARGE BASEMENT
• FANTASTIC BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: Well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Storm door(s); Level lot; Shed(s)

Interior

• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Coal stove; Wood stove; Wall/window air conditioning units
• Interior features: Storm windows; Wood-burning fireplace in the den

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-803 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (50.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (44.6% below list).
• Recommended offer: $138k (50.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#407 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D, amenities F.
• Greene Central School District (rural): math 56% / reading 58% proficiency, ranked #282 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greene Primary School (234 students, 45% FRL); Greene Middle School (math 42% / reading 47%, grade D, #348 of 729 statewide, top 50%, 208 students, 42% FRL); Greene High School (math 95%, 267 students, 43% FRL).
• Zoned-school proficiency averages 44% at this address vs 57% district-wide (-12 pts) — the specific schools serving this property underperform the Greene Central School District average; the district grade overstates school quality for this exact location.
• Market conditions: 19 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 $30k of equity ($2k loan paydown + $28k 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.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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 $170k; list at $280k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $138,131 (50.7% 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 38 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.55% ✗
• Cap rate: 2.85%
• Cash-on-cash: -12.29%
• DSCR: 0.45
• GRM: 15.0

CMA / ARV

• ARV (median comp): $384,689
• List price: $280,000
• Delta: -27.21%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 County Road 32	0.65mi	3/2.0 (-1)	2,040 (-7%)	8mo	$263,000	$129	47

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: 15.7%
• Equity multiple: 2.29×
• Total profit: $101,427
• Equity at exit: $252,246

10-year hold

• IRR: 15.2%
• Equity multiple: 5.32×
• Total profit: $339,068
• Equity at exit: $543,978

Cash invested: $78,400 (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 13778

• Home prices YoY: 13.7%
• Active inventory: 19
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$443 /mo · $5,315/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-803

Break-even live

Break-even rent $2,567

Max offer price $138,131

Occupancy floor —

Sensitivity live

Price	-10% $-645	-5% $-724	+0% $-803	+5% $-882	+10% $-962
Rent	-10% $-926	-5% $-864	+0% $-803	+5% $-742	+10% $-681
Rate	-1.0pp $-662	-0.5pp $-732	base $-803	+0.5pp $-876	+1.0pp $-949

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $280,000 Active 38 DOM
2. 2026-06-21
   days on market $280,000 Active 37 DOM
3. 2026-06-18
   days on market $280,000 Active 35 DOM
4. 2026-06-17
   days on market $280,000 Active 34 DOM
5. 2026-06-16
   days on market $280,000 Active 33 DOM
6. 2026-06-15
   days on market $280,000 Active 32 DOM
7. 2026-06-13
   days on market $280,000 Active 30 DOM
8. 2026-06-12
   days on market $280,000 Active 29 DOM
9. 2026-06-09
   days on market $280,000 Active 26 DOM
10. 2026-06-08
    days on market $280,000 Active 25 DOM
11. 2026-06-07
    days on market $280,000 Active 24 DOM
12. 2026-06-07
    days on market $280,000 Active 23 DOM
13. 2026-06-04
    pricedays on market $280,000 Active 20 DOM
14. 2026-06-02
    days on market $289,000 Active 19 DOM
15. 2026-06-01
    days on market $289,000 Active 18 DOM
16. 2026-05-31
    days on market $289,000 Active 17 DOM
17. 2026-05-14
    listed $289,000 Active 948-char remark
18. 2021-11-18
    soldstatus $170,200
19. 2021-10-29
    soldstatus $160,000
20. 2021-10-29
    soldstatus $160,000
21. 2021-10-29
    soldstatus $160,000
22. 2021-07-21
    listed $184,900
23. 2021-06-16
    listed $184,900
24. 2021-06-16
    listed $184,900
25. 2016-01-05
    listed $139,900
26. 2015-06-10
    listed $145,000
27. 2013-12-19
    listed $145,000
28. 2013-12-19
    listed $145,000
29. 2009-06-30
    soldstatus $125,000
30. 2009-04-07
    listed $125,000

ⓘ 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: $5,315 · $443/mo
• Projected year-2 tax: $5,315 · $443/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,605
• − Mortgage interest: −$15,684
• − Property taxes: −$5,315
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$8,145
• Taxable loss: −$14,916
• Est. tax savings @ 24.0%: +$3,580
• After-tax cash flow: $-6,057/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: Greene Central School District
• NCES district ID: 3612750
• Math proficiency: 56% ▼ -2.00%
• Reading proficiency: 58% ▲ 8.00%
• Median HH income: $52,876
• Composite: 48.86/100
• National rank: #2084
• State rank: #282 of 590 in NY

Livability — Greene

• Score: 71/100
• State rank: #407
• US rank: #6991

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

• Population (ZIP): 5,139

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% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 2%

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: ▲ 37.30%
• Current HPI: 309.9264
• 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

+124.0% since first listed

15 events — show timeline

• 2026-06-04 Price Changed $280,000 GBAOR
• 2026-05-14 Listed $289,000 GBAOR
• 2021-11-18 Sold (Public Records) $170,200 Public Records
• 2021-10-29 Sold (MLS) $160,000 GBAOR
• 2021-10-29 Sold (MLS) $160,000 ODBOR
• 2021-10-29 Sold (MLS) $160,000 UNYREIS
• 2021-07-21 Listed $184,900 GBAOR
• 2021-06-16 Listed $184,900 ODBOR
• 2021-06-16 Listed $184,900 UNYREIS
• 2016-01-05 Listed $139,900 GBAOR
• 2015-06-10 Listed $145,000 GBAOR
• 2013-12-19 Listed $145,000 UNYREIS
• 2013-12-19 Listed $145,000 GBAOR
• 2009-06-30 Sold (MLS) $125,000 UNYREIS
• 2009-04-07 Listed $125,000 UNYREIS

Property tax history

+2.8%/yr

Latest (2025): $5,315 · -0.1% YoY. Source: county tax records.