29 Beebe Ave · Norwich, NY 13815

$82,900

3 bd · 1.0 ba · 1,294 sqft · SingleFamily public records · 302 Days on market

Built 1900 0.33 ac lot $64/sqft · 43% below area Est $144k · 43% under ↓ 33% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely cedar shake sided 2 story on a quiet street in the city of Norwich. House needs some love on the inside but has an approximately 10 year old roof and a solid foundation. 4, yes, 4 porches, 3 enclosed and a deck looking out at the deep, tree lined back yard. 1 car garage has plenty of workshop space and it's own electric service, a lean to and a loft for even more storage. Private, paved driveway, nice landscaping. Great neighborhood. Close to all amenities. Being sold as is.

Key facts

• Cedar shake siding
• Workshop space
• Enclosed porches

Tags

• CEDAR SHAKE SIDING
• ENCLOSED PORCHES
• TREE LINED BACK YARD
• WORKSHOP SPACE
• PRIVATE PAVED DRIVEWAY
• NICE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.1% in Norwich — 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 (#447 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Norwich City School District (town): math 42% / reading 43% proficiency, ranked #498 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($573 loan paydown + $8k 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 $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is D 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?
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: 1.75% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.60%
• DSCR: 2.01
• GRM: 4.8

CMA / ARV

• ARV (median comp): $144,331
• List price: $82,900
• Delta: -42.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Beebe Ave	0.05mi	3/1.0	1,214 (-6%)	6mo	$140,000	$115	82
12 Chenango Ave	0.17mi	3/1.0	1,397 (+8%)	2mo	$125,000	$89	77
4 Hayward Ave	0.24mi	3/1.0	1,188 (-8%)	6mo	$85,000	$72	70
15 Jones Ave	0.25mi	2/1.0 (-1)	1,200 (-7%)	18mo	$119,000	$99	56
207 Randall Ave	0.15mi	3/2.5	1,428 (+10%)	18mo	$169,900	$119	54
51 Brown Ave	0.46mi	3/1.0	1,344 (+4%)	24mo	$130,000	$97	52
16 Hayward Ave	0.29mi	4/1.0 (+1)	1,481 (+14%)	13mo	$103,900	$70	47
52 Front St	0.51mi	3/1.5	1,456 (+12%)	8mo	$72,000	$49	47
12 Hickok Ave	0.24mi	3/1.5	1,475 (+14%)	20mo	$85,000	$58	46
68 W Main St	0.53mi	3/1.5	1,410 (+9%)	15mo	$156,000	$111	45
2 Plymouth St	0.74mi	3/1.0	1,320 (+2%)	22mo	$143,000	$108	44
34 Canasawacta St	0.69mi	3/1.0	1,386 (+7%)	18mo	$61,000	$44	41

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: 41.3%
• Equity multiple: 4.15×
• Total profit: $73,092
• Equity at exit: $74,683

10-year hold

• IRR: 35.6%
• Equity multiple: 9.34×
• Total profit: $193,562
• Equity at exit: $161,056

Cash invested: $23,212 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$239 /mo · $2,870/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $437

Break-even live

Break-even rent $897

Max offer price $82,900

Occupancy floor 65%

Sensitivity live

Price	-10% $484	-5% $461	+0% $437	+5% $414	+10% $390
Rent	-10% $323	-5% $380	+0% $437	+5% $494	+10% $552
Rate	-1.0pp $479	-0.5pp $458	base $437	+0.5pp $416	+1.0pp $394

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Midland Dr Norwich, NY	3.0	1.0–1.5	755	$1,450	$1.92	44d	1	0.62mi

Listing history 8 events

1. 2026-05-07
   status Pending 486-char remark

   Show marketing remark (486 chars)

   Lovely cedar shake sided 2 story on a quiet street in the city of Norwich. House needs some love on the inside but has an approximately 10 year old roof and a solid foundation. 4, yes, 4 porches, 3 enclosed and a deck looking out at the deep, tree lined back yard. 1 car garage has plenty of workshop space and it's own electric service, a lean to and a loft for even more storage. Private, paved driveway, nice landscaping. Great neighborhood. Close to all amenities. Being sold as is.

2. 2026-02-11
   price $82,900 486-char remark

   Show marketing remark (486 chars)

   Lovely cedar shake sided 2 story on a quiet street in the city of Norwich. House needs some love on the inside but has an approximately 10 year old roof and a solid foundation. 4, yes, 4 porches, 3 enclosed and a deck looking out at the deep, tree lined back yard. 1 car garage has plenty of workshop space and it's own electric service, a lean to and a loft for even more storage. Private, paved driveway, nice landscaping. Great neighborhood. Close to all amenities. Being sold as is.

3. 2026-01-08
   price $84,900 486-char remark

   Show marketing remark (486 chars)

   Lovely cedar shake sided 2 story on a quiet street in the city of Norwich. House needs some love on the inside but has an approximately 10 year old roof and a solid foundation. 4, yes, 4 porches, 3 enclosed and a deck looking out at the deep, tree lined back yard. 1 car garage has plenty of workshop space and it's own electric service, a lean to and a loft for even more storage. Private, paved driveway, nice landscaping. Great neighborhood. Close to all amenities. Being sold as is.

4. 2025-12-10
   price $89,900 486-char remark

   Show marketing remark (486 chars)

   Lovely cedar shake sided 2 story on a quiet street in the city of Norwich. House needs some love on the inside but has an approximately 10 year old roof and a solid foundation. 4, yes, 4 porches, 3 enclosed and a deck looking out at the deep, tree lined back yard. 1 car garage has plenty of workshop space and it's own electric service, a lean to and a loft for even more storage. Private, paved driveway, nice landscaping. Great neighborhood. Close to all amenities. Being sold as is.

5. 2025-10-25
   price $99,900 486-char remark

   Show marketing remark (486 chars)

   Lovely cedar shake sided 2 story on a quiet street in the city of Norwich. House needs some love on the inside but has an approximately 10 year old roof and a solid foundation. 4, yes, 4 porches, 3 enclosed and a deck looking out at the deep, tree lined back yard. 1 car garage has plenty of workshop space and it's own electric service, a lean to and a loft for even more storage. Private, paved driveway, nice landscaping. Great neighborhood. Close to all amenities. Being sold as is.

6. 2025-09-28
   price $105,000 486-char remark

   Show marketing remark (486 chars)

   Lovely cedar shake sided 2 story on a quiet street in the city of Norwich. House needs some love on the inside but has an approximately 10 year old roof and a solid foundation. 4, yes, 4 porches, 3 enclosed and a deck looking out at the deep, tree lined back yard. 1 car garage has plenty of workshop space and it's own electric service, a lean to and a loft for even more storage. Private, paved driveway, nice landscaping. Great neighborhood. Close to all amenities. Being sold as is.

7. 2025-08-28
   price $115,000 486-char remark

   Show marketing remark (486 chars)

   Lovely cedar shake sided 2 story on a quiet street in the city of Norwich. House needs some love on the inside but has an approximately 10 year old roof and a solid foundation. 4, yes, 4 porches, 3 enclosed and a deck looking out at the deep, tree lined back yard. 1 car garage has plenty of workshop space and it's own electric service, a lean to and a loft for even more storage. Private, paved driveway, nice landscaping. Great neighborhood. Close to all amenities. Being sold as is.

8. 2025-07-08
   listed $123,000 Active 486-char remark

   Show marketing remark (486 chars)

   Lovely cedar shake sided 2 story on a quiet street in the city of Norwich. House needs some love on the inside but has an approximately 10 year old roof and a solid foundation. 4, yes, 4 porches, 3 enclosed and a deck looking out at the deep, tree lined back yard. 1 car garage has plenty of workshop space and it's own electric service, a lean to and a loft for even more storage. Private, paved driveway, nice landscaping. Great neighborhood. Close to all amenities. Being sold as is.

ⓘ 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: $2,870 · $239/mo
• Projected year-2 tax: $2,870 · $239/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 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: $17,400
• − Mortgage interest: −$4,644
• − Property taxes: −$2,870
• − Insurance: −$414
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,412
• Taxable income: $4,276
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,219/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: Norwich City School District
• NCES district ID: 3621330
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 43% ▲ 1.00%
• Median HH income: $40,687
• Composite: 35.68/100
• National rank: #4874
• State rank: #498 of 590 in NY

Livability — Norwich

• Score: 70/100
• State rank: #447
• US rank: #7857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwich, NY
• 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

-32.6% since first listed

8 events — show timeline

• 2026-05-07 Pending — UNYREIS
• 2026-02-11 Price Changed $82,900 UNYREIS
• 2026-01-08 Price Changed $84,900 UNYREIS
• 2025-12-10 Price Changed $89,900 UNYREIS
• 2025-10-25 Price Changed $99,900 UNYREIS
• 2025-09-28 Price Changed $105,000 UNYREIS
• 2025-08-28 Price Changed $115,000 UNYREIS
• 2025-07-08 Listed $123,000 UNYREIS

Property tax history

+7.7%/yr

Latest (2025): $2,870 · +1.4% YoY. Source: county tax records.