30 E Main St · Cambridge, NY 12816

$129,900

3 bd · 1.5 ba · 3,286 sqft · SingleFamily public records · 101 Days on market

Built 1890 0.51 ac lot $40/sqft · 60% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful restoration opportunity on this 3286+/- sq ft home. As the saying goes, ''don't judge a book by its cover'' Spacious bedrooms on second floor, large formal dining room, living room and potential for ADU in the back of the home. Wood floors and many original details remain throughout the home. CASH OR 203K Rehab loan only! In addition to large home, there is a 2 car garage which sits on .51 acres ~ such a spacious village lot! Close to all the Village of Cambridge has to offer

Key facts

• Wood floors
• Spacious village lot
• Potential for adu

Tags

• LARGE FORMAL DINING ROOM
• POTENTIAL FOR ADU
• WOOD FLOORS
• ORIGINAL DETAILS
• SPACIOUS VILLAGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.7% in Cambridge — 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 70/100 on livability (#463 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime A-; Watch: amenities F, commute F.
• Cambridge Central School District (rural): math 47% / reading 61% proficiency, ranked #322 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Washington County population projected at -20% 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 1.37% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.67%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $324,223
• List price: $129,900
• Delta: -59.93%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 W Main St	0.69mi	3/2.5	3,000 (-9%)	15mo	$320,000	$107	37

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: 36.6%
• Equity multiple: 3.83×
• Total profit: $102,950
• Equity at exit: $117,024

10-year hold

• IRR: 31.6%
• Equity multiple: 8.64×
• Total profit: $277,922
• Equity at exit: $252,367

Cash invested: $36,372 (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 12816

• Home prices YoY: 5.2%
• Active inventory: 23
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $505

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 67%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $129,900 Active 101 DOM
2. 2026-06-17
   days on market $129,900 Active 100 DOM
3. 2026-06-16
   days on market $129,900 Active 99 DOM
4. 2026-06-15
   days on market $129,900 Active 98 DOM
5. 2026-06-13
   days on market $129,900 Active 96 DOM
6. 2026-06-12
   days on market $129,900 Active 95 DOM
7. 2026-06-09
   days on market $129,900 Active 92 DOM
8. 2026-06-08
   days on market $129,900 Active 91 DOM
9. 2026-06-07
   days on market $129,900 Active 90 DOM
10. 2026-06-05
    days on market $129,900 Active 88 DOM
11. 2026-06-04
    days on market $129,900 Active 86 DOM
12. 2026-06-02
    days on market $129,900 Active 85 DOM
13. 2026-06-01
    days on market $129,900 Active 84 DOM
14. 2026-05-31
    days on market $129,900 Active 83 DOM
15. 2026-04-17
    price $129,900 502-char remark

    Show marketing remark (502 chars)

    Wonderful restoration opportunity on this 3286+/- sq ft home. As the saying goes, ''don't judge a book by its cover'' Spacious bedrooms on second floor, large formal dining room, living room and potential for ADU in the back of the home. Wood floors and many original details remain throughout the home. CASH OR 203K Rehab loan only! In addition to large home, there is a 2 car garage which sits on .51 acres ~ such a spacious village lot! Close to all the Village of Cambridge has to offer

16. 2026-03-07
    listed $140,000 Active 502-char remark

    Show marketing remark (502 chars)

    Wonderful restoration opportunity on this 3286+/- sq ft home. As the saying goes, ''don't judge a book by its cover'' Spacious bedrooms on second floor, large formal dining room, living room and potential for ADU in the back of the home. Wood floors and many original details remain throughout the home. CASH OR 203K Rehab loan only! In addition to large home, there is a 2 car garage which sits on .51 acres ~ such a spacious village lot! Close to all the Village of Cambridge has to offer

17. 1997-11-25
    soldstatus $95,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,310
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$3,779
• Taxable income: $4,247
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $5,043/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: Cambridge Central School District
• NCES district ID: 3606210
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 61% ▲ 7.00%
• Median HH income: $51,182
• Composite: 46.16/100
• National rank: #2498
• State rank: #322 of 590 in NY

Livability — Cambridge

• Score: 70/100
• State rank: #463
• US rank: #8067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, NY
• Population (ZIP): 4,692

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 4%
• Foreign-born: 3% · China
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.95%
• Current HPI: 324.8513
• 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

+36.7% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $129,900 Global MLS
• 2026-03-07 Listed $140,000 Global MLS
• 1997-11-25 Sold (Public Records) $95,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $7,285 · +4.6% YoY. Source: county tax records.