7069 State Highway 12 · Sherburne, NY 13815

$132,000

2 bd · 1.0 ba · 1,277 sqft · SingleFamily public records · 9 Days on market

Built 1900 0.27 ac lot $103/sqft · 24% below area Est $173k · 24% under

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Why this score? — see what drove the C+ 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 +15.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity for the starter or retiree! With Low taxes and historically low interest rates, the Buyer of this property can own for significantly less than Rent! Numerous updates to this two bedroom, one full bath two story home on the outskirts of the Village of North Norwich. First floor highlighted by large, bright eat-in kitchen with stainless steel appliances, and access to mudroom and full length back deck. Large living room opens to dining area, office or family room area - hardwood flooring throughout. First floor rounded out by ample sized full bath and laundry room. Second floor offers open landing area or bedroom, and large additional bedroom. Numerous updates include all new vinyl siding, full length back deck, new exterior doors, mud-room addition and some new windows. Exterior features large backyard, detached single bay garage, and mature landscaping adding privacy from the road. Great house, convenient location, low, low taxes, and Sherburne-Earlville Schools.

Key facts

• Durable vinyl siding
• Updated windows
• Newer appliances

Tags

• BRAND-NEW ROOF
• UPDATED WINDOWS
• DURABLE VINYL SIDING
• BRIGHT OPEN KITCHEN
• NEWER APPLIANCES
• CLASSIC HARDWOOD FLOORING

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected; Well water; Septic tank
• Home design: Single-story; Existing construction
• Construction: Frame construction; Block foundation; Architectural shingle roof
• Exterior features: Deck; Gravel driveway; Rectangular lot; Road frontage on a main thoroughfare; Lot dimensions approximately 70 x 166

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Water purifier (owned)
• Bedrooms: Total rooms: 5; Laundry room (main level)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Window treatments; Drapes
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $54 ($651/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (5.6% below list).
• Recommended offer: $125k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#837 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: health & safety C-, schools D+, 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.
• Market conditions: 84 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 $14k of equity ($913 loan paydown + $13k 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 $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $90k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $124,621 (5.6% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $172,968
• List price: $132,000
• Delta: -23.69%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7086 State Highway 12	0.10mi	3/1.0 (+1)	1,237 (-3%)	11mo	$148,500	$120	76
107 Galena Manor Rd	0.21mi	3/1.0 (+1)	1,237 (-3%)	23mo	$172,000	$139	61

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: 25.6%
• Equity multiple: 3.04×
• Total profit: $75,374
• Equity at exit: $118,916

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $219,308
• Equity at exit: $256,447

Cash invested: $36,960 (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 13815

• Home prices YoY: 8.2%
• Active inventory: 84
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$692
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $54

Break-even live

Break-even rent $1,178

Max offer price $132,000

Occupancy floor 91%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-07
   status Pending 1002-char remark
2. 2026-04-28
   listed $132,000 Active 1002-char remark
3. 2020-12-09
   soldstatus $89,994
4. 2020-12-01
   soldstatus $89,994 995-char remark

   Show marketing remark (995 chars)

   Great opportunity for the starter or retiree! With Low taxes and historically low interest rates, the Buyer of this property can own for significantly less than Rent! Numerous updates to this two bedroom, one full bath two story home on the outskirts of the Village of North Norwich. First floor highlighted by large, bright eat-in kitchen with stainless steel appliances, and access to mudroom and full length back deck. Large living room opens to dining area, office or family room area - hardwood flooring throughout. First floor rounded out by ample sized full bath and laundry room. Second floor offers open landing area or bedroom, and large additional bedroom. Numerous updates include all new vinyl siding, full length back deck, new exterior doors, mud-room addition and some new windows. Exterior features large backyard, detached single bay garage, and mature landscaping adding privacy from the road. Great house, convenient location, low, low taxes, and Sherburne-Earlville Schools.

5. 2020-12-01
   soldstatus $89,994

   Show marketing remark (995 chars)

   Great opportunity for the starter or retiree! With Low taxes and historically low interest rates, the Buyer of this property can own for significantly less than Rent! Numerous updates to this two bedroom, one full bath two story home on the outskirts of the Village of North Norwich. First floor highlighted by large, bright eat-in kitchen with stainless steel appliances, and access to mudroom and full length back deck. Large living room opens to dining area, office or family room area - hardwood flooring throughout. First floor rounded out by ample sized full bath and laundry room. Second floor offers open landing area or bedroom, and large additional bedroom. Numerous updates include all new vinyl siding, full length back deck, new exterior doors, mud-room addition and some new windows. Exterior features large backyard, detached single bay garage, and mature landscaping adding privacy from the road. Great house, convenient location, low, low taxes, and Sherburne-Earlville Schools.

6. 2020-06-04
   listed $85,000 995-char remark

   Show marketing remark (995 chars)

   Great opportunity for the starter or retiree! With Low taxes and historically low interest rates, the Buyer of this property can own for significantly less than Rent! Numerous updates to this two bedroom, one full bath two story home on the outskirts of the Village of North Norwich. First floor highlighted by large, bright eat-in kitchen with stainless steel appliances, and access to mudroom and full length back deck. Large living room opens to dining area, office or family room area - hardwood flooring throughout. First floor rounded out by ample sized full bath and laundry room. Second floor offers open landing area or bedroom, and large additional bedroom. Numerous updates include all new vinyl siding, full length back deck, new exterior doors, mud-room addition and some new windows. Exterior features large backyard, detached single bay garage, and mature landscaping adding privacy from the road. Great house, convenient location, low, low taxes, and Sherburne-Earlville Schools.

7. 2020-06-04
   listed $85,000

   Show marketing remark (995 chars)

   Great opportunity for the starter or retiree! With Low taxes and historically low interest rates, the Buyer of this property can own for significantly less than Rent! Numerous updates to this two bedroom, one full bath two story home on the outskirts of the Village of North Norwich. First floor highlighted by large, bright eat-in kitchen with stainless steel appliances, and access to mudroom and full length back deck. Large living room opens to dining area, office or family room area - hardwood flooring throughout. First floor rounded out by ample sized full bath and laundry room. Second floor offers open landing area or bedroom, and large additional bedroom. Numerous updates include all new vinyl siding, full length back deck, new exterior doors, mud-room addition and some new windows. Exterior features large backyard, detached single bay garage, and mature landscaping adding privacy from the road. Great house, convenient location, low, low taxes, and Sherburne-Earlville Schools.

8. 2018-08-21
   historical
9. 2018-06-13
   listed $87,500
10. 2009-08-12
    soldstatus $68,000
11. 2004-03-02
    soldstatus $46,000
12. 2003-11-03
    listed $49,500
13. 2000-11-20
    soldstatus $42,336
14. 2000-11-20
    soldstatus $14,000
15. 1995-09-22
    soldstatus $34,300

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,214 · $184/mo
• Expected delta: +$17/yr (+$1/mo · 0.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,955
• − Mortgage interest: −$7,394
• − Property taxes: −$2,197
• − Insurance: −$660
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,840
• Taxable loss: −$1,529
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $1,018/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 — Sherburne

• Score: 62/100
• State rank: #837
• US rank: #16283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,855
• Population (ZIP): 12,855

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 0%

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: ▲ 21.23%
• Current HPI: 280.463
• 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

+284.8% since first listed

15 events — show timeline

• 2026-05-07 Pending — UNYREIS
• 2026-04-28 Listed $132,000 UNYREIS
• 2020-12-09 Sold (Public Records) $89,994 Public Records
• 2020-12-01 Sold (MLS) $89,994 ODBOR
• 2020-12-01 Sold (MLS) $89,994 UNYREIS
• 2020-06-04 Listed $85,000 ODBOR
• 2020-06-04 Listed $85,000 UNYREIS
• 2018-08-21 Listing Removed — UNYREIS
• 2018-06-13 Listed $87,500 UNYREIS
• 2009-08-12 Sold (Public Records) $68,000 Public Records
• 2004-03-02 Sold (MLS) $46,000 UNYREIS
• 2003-11-03 Listed $49,500 UNYREIS
• 2000-11-20 Sold (Public Records) $14,000 Public Records
• 2000-11-20 Sold (Public Records) $42,336 Public Records
• 1995-09-22 Sold (Public Records) $34,300 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,197 · -0.1% YoY. Source: county tax records.