272 N Main St · Northville, NY 12134

$219,000

3 bd · 1.5 ba · 1,475 sqft · SingleFamily · 65 Days on market

Built 1880 5,662 sqft lot $148/sqft · 9% below area Est $240k · 9% under

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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 +23.8/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming, updated home is full of history, warmth and character. Boasting a central location, in the heart of Northville Village, and seasonal partial views of the Northville Lake from the quiet back yard. This welcoming home offers three bedrooms, additional bonus room, and one and half bathrooms. Spacious kitchen and formal dining room with original built-in cabinets. Large outbuilding/workshop, with substantial room for storage. Move right in with peace of mind. Updates include newer furnace, mini-split, water heater, siding, flooring, leach field and more (Home Features sheet available upon request). Schedule your private tour today! Open House, April 19, 12-2pm.

Key facts

• Newer furnace
• Quiet back yard
• Large outbuilding

Tags

• SEASONAL PARTIAL VIEWS
• QUIET BACK YARD
• ORIGINAL BUILT-IN CABINETS
• LARGE OUTBUILDING
• SUBSTANTIAL ROOM FOR STORAGE
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.9% in Northville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#759 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living F.
• Northville Central School District (rural): math 51% / reading 45% proficiency, ranked #500 of 755 in NY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Fulton County population projected at -23% 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 $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 65 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $240,152
• List price: $219,000
• Delta: -8.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 S 2nd St	0.26mi	3/2.0	1,456 (-1%)	12mo	$225,000	$155	73
421 Division St	0.25mi	3/1.5	1,366 (-7%)	4mo	$150,000	$110	73
102 Lake Dr	0.32mi	3/2.0	1,684 (+14%)	6mo	$309,000	$183	54
322 S 2nd St	0.44mi	3/1.5	1,308 (-11%)	9mo	$295,000	$226	54
202 S 1st St	0.30mi	2/2.0 (-1)	1,387 (-6%)	24mo	$205,000	$148	49
300 S Second St	0.41mi	4/2.5 (+1)	1,320 (-10%)	7mo	$210,000	$159	49
150 Hunter Heights Rd	0.71mi	3/2.0	1,680 (+14%)	22mo	$429,000	$255	23

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: 30.3%
• Equity multiple: 3.38×
• Total profit: $146,190
• Equity at exit: $197,293

10-year hold

• IRR: 26.3%
• Equity multiple: 7.68×
• Total profit: $409,441
• Equity at exit: $425,469

Cash invested: $61,320 (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 12134

• Home prices YoY: 7.8%
• Active inventory: 51
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $422

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 78%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Reed St Unit B Northville, NY	2.0	1.0	1200	$2,450	$2.04	43d	1	0.32mi

Listing history 20 events

1. 2026-06-18
   days on market $219,000 Active 65 DOM
2. 2026-06-17
   days on market $219,000 Active 64 DOM
3. 2026-06-16
   days on market $219,000 Active 63 DOM
4. 2026-06-15
   days on market $219,000 Active 62 DOM
5. 2026-06-13
   days on market $219,000 Active 60 DOM
6. 2026-06-12
   days on market $219,000 Active 59 DOM
7. 2026-06-09
   days on market $219,000 Active 56 DOM
8. 2026-06-08
   days on market $219,000 Active 55 DOM
9. 2026-06-07
   days on market $219,000 Active 54 DOM
10. 2026-06-05
    days on market $219,000 Active 52 DOM
11. 2026-06-04
    days on market $219,000 Active 50 DOM
12. 2026-06-02
    days on market $219,000 Active 49 DOM
13. 2026-06-01
    days on market $219,000 Active 48 DOM
14. 2026-05-31
    days on market $219,000 Active 47 DOM
15. 2026-05-05
    price $219,000 681-char remark

    Show marketing remark (681 chars)

    This charming, updated home is full of history, warmth and character. Boasting a central location, in the heart of Northville Village, and seasonal partial views of the Northville Lake from the quiet back yard. This welcoming home offers three bedrooms, additional bonus room, and one and half bathrooms. Spacious kitchen and formal dining room with original built-in cabinets. Large outbuilding/workshop, with substantial room for storage. Move right in with peace of mind. Updates include newer furnace, mini-split, water heater, siding, flooring, leach field and more (Home Features sheet available upon request). Schedule your private tour today! Open House, April 19, 12-2pm.

16. 2026-04-14
    listed $224,000 Active 681-char remark

    Show marketing remark (681 chars)

    This charming, updated home is full of history, warmth and character. Boasting a central location, in the heart of Northville Village, and seasonal partial views of the Northville Lake from the quiet back yard. This welcoming home offers three bedrooms, additional bonus room, and one and half bathrooms. Spacious kitchen and formal dining room with original built-in cabinets. Large outbuilding/workshop, with substantial room for storage. Move right in with peace of mind. Updates include newer furnace, mini-split, water heater, siding, flooring, leach field and more (Home Features sheet available upon request). Schedule your private tour today! Open House, April 19, 12-2pm.

17. 2026-02-06
    historical
18. 2025-09-23
    listed $224,000 Active
19. 2012-06-18
    historical
20. 2011-08-04
    listed $79,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $29,400
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$6,371
• Taxable income: $1,678
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $4,662/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: Northville Central School District
• NCES district ID: 3621300
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $48,564
• Composite: 43.1/100
• National rank: #6626
• State rank: #500 of 755 in NY

Livability — Northville

• Score: 64/100
• State rank: #759
• US rank: #14567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northville, NY
• Population (ZIP): 4,093

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 51,132 people
• By 2030: 49,114 · -3.9%
• By 2040: 44,373 · -13.2%
• By 2050: 39,321 · -23.1%
• By 2075: 28,503 · -44.3%
• By 2100: 19,268 · -62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 7% Lithuanian 6% Iranian 6%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+35.9) · D 32.1% · R 67.9%
• 2008→2024 swing: -26.6pp toward R · 2008: -9.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.4 2016: R+35.5 2012: R+10.5 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.95%
• Current HPI: 358.0334
• 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

+174.1% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $219,000 Global MLS
• 2026-04-14 Listed $224,000 Global MLS
• 2026-02-06 Listing Removed — Global MLS
• 2025-09-23 Listed $224,000 Global MLS
• 2012-06-18 Listing Removed — Global MLS
• 2011-08-04 Listed $79,900 Global MLS