11576 State Route 22 · North Granville, NY 12821

$59,900

3 bd · 2.0 ba · 1,300 sqft · Other · 5 Days on market

Built 1950 0.65 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Appreciation +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a rehab house? Look no further than this gutted home. Was once a 3-bedroom, 2-bath home that has fire damage. Nice large lot with a great metal 2-car garage, full basement and a front porch. Don't miss your chance for a fixer upper.

Key facts

• Metal garage
• Front porch
• Large lot

Tags

• LARGE LOT
• METAL GARAGE
• FULL BASEMENT
• FRONT PORCH

Property features AI

Finance

• Other: Lot approximately 0.65 acres with irregular dimensions (approx. 93 x 362) featuring rolling slope, level areas, road frontage, and cleared sections

Exterior

• Parking: Detached 2-car garage; Space for a total of 8 vehicles; Off-street paved parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Property listed as fixer condition
• Construction: Aluminum siding; Slate roof; Concrete perimeter foundation; Built living area approximately 1,300
• Exterior features: Front porch; Paved driveway; Driveway and off-street paved parking; Garage structure on the property

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Three bedrooms on the second level
• Flooring: Wood floors
• Bathrooms: Two full bathrooms (one on the first level, one on the second level)
• Interior features: Interior entry basement; Total of 8 rooms
• Laundry & utility: Utility room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Fort Ann Central School District (rural): math 61% / reading 64% proficiency, ranked #231 of 755 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 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 $533 of equity ($414 loan paydown + $119 appreciation (0.2% 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 (0.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $60k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1950 — 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. 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.
4. 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.
5. 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: 2.09% ✓
• Cap rate: 17.91%
• Cash-on-cash: 41.50%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 3.13×
• Total profit: $35,767
• Equity at exit: $17,990

10-year hold

• IRR: 45.6%
• Equity multiple: 6.20×
• Total profit: $87,281
• Equity at exit: $22,106

Cash invested: $16,772 (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 12821

• Home prices YoY: 0.2%
• Active inventory: 2
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $580

Break-even live

Break-even rent $521

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $614	-5% $597	+0% $580	+5% $563	+10% $546
Rent	-10% $481	-5% $530	+0% $580	+5% $630	+10% $679
Rate	-1.0pp $610	-0.5pp $595	base $580	+0.5pp $564	+1.0pp $549

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $59,900 Active 5 DOM
2. 2026-06-21
   days on market $59,900 Active 4 DOM
3. 2026-06-18
   days on market $59,900 Active 2 DOM
4. 2026-06-17
   remarks 244-char remark
5. 2026-06-17
   listed $59,900 Active 1 DOM

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $939 · $78/mo
• Expected delta: +$73/yr (+$6/mo · 8.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $15,057
• − Mortgage interest: −$3,355
• − Property taxes: −$866
• − Insurance: −$300
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$1,743
• Taxable income: $6,385
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,428/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: Fort Ann Central School District
• NCES district ID: 3611280
• Math proficiency: 61% ▲ 6.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $57,169
• Composite: 55.34/100
• National rank: #2716
• State rank: #231 of 755 in NY

Livability — North Granville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,228

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 40% White 36% Hispanic / Latino 20% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 3%
• Common ancestry: Iranian 3% Armenian 2% Scottish 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 13% Arabic 2% Other Indo-European 0%

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: ▲ 0.20%
• Current HPI: 104.5128
• 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

+139.6% since first listed

2 events — show timeline

• 2026-06-16 Listed $59,900 Global MLS
• 2015-09-23 Sold (Public Records) $25,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $866 · +10.8% YoY. Source: county tax records.