97 N Main St · Mayfield, NY 12117

$39,900

3 bd · 1.0 ba · 1,705 sqft · SingleFamily public records · 4 Days on market

Built 1890 0.62 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
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

HOME IN POOR CONDITION WITH EXCESSIVE WATER DAMAGE. SOLD AS IS. . CASH ONLY WITH SHORT SALE CONTINGENCY.

Key facts

• 0.62 acre lot
• Garage
• Built 1890

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

Location & tenants

• Location reads 66/100 on livability (#634 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living A-; Watch: crime F, amenities F, commute F.
• Mayfield Central School District (town): math 42% / reading 56% proficiency, ranked #400 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($276 loan paydown + $3k appreciation (8.6% 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 (8.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 4y 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 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1890 — 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. Crime grade is F 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?
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: 3.17% ✓
• Cap rate: 28.09%
• Cash-on-cash: 77.85%
• DSCR: 4.46
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $214,830
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 W Main St	0.48mi	3/2.5	1,681 (-1%)	22mo	$175,000	$104	51
12 2nd Ave	0.63mi	3/1.5	1,560 (-8%)	5mo	$234,000	$150	50
5 1st Ave	0.59mi	2/2.0 (-1)	1,594 (-6%)	8mo	$125,000	$78	46
183 Paradise Point Rd	0.72mi	4/1.0 (+1)	1,514 (-11%)	21mo	$190,900	$126	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 86.8%
• Equity multiple: 6.73×
• Total profit: $64,032
• Equity at exit: $31,819

10-year hold

• IRR: 82.5%
• Equity multiple: 14.57×
• Total profit: $151,631
• Equity at exit: $64,652

Cash invested: $11,172 (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 12117

• Home prices YoY: 2.6%
• Active inventory: 25
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $725

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 38%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-04-13
   status Pending
2. 2026-04-09
   listed $39,900 Active
3. 2026-02-14
   status Pending
4. 2026-02-14
   historical
5. 2026-02-09
   listed $64,000 Active
6. 2025-07-22
   status Pending
7. 2025-07-21
   historical
8. 2025-07-16
   listed $34,000 Active
9. 2025-01-13
   status Pending
10. 2025-01-10
    historical
11. 2024-12-06
    listed $84,900 Active
12. 2024-04-08
    status Pending
13. 2024-04-03
    historical
14. 2024-03-26
    price $84,000
15. 2024-02-14
    price $86,000
16. 2024-01-31
    price $88,000
17. 2024-01-19
    price $90,000
18. 2024-01-15
    price $95,000
19. 2024-01-12
    listed $100,000 Active
20. 2024-01-08
    price $100,000
21. 2023-12-20
    historical
22. 2023-09-22
    price $112,000
23. 2023-09-22
    status Active
24. 2023-09-20
    historical
25. 2023-07-05
    price $119,000
26. 2023-06-20
    listed $129,000 Active
27. 2023-06-16
    historical
28. 2022-12-27
    price $135,900
29. 2022-08-08
    price $144,900
30. 2022-06-13
    listed $149,900 Active
31. 2005-05-19
    soldstatus $75,200
32. 2003-08-08
    soldstatus $25,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $15,198
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$1,161
• Taxable income: $8,572
• Est. tax owed @ 24.0%: −$2,057
• After-tax cash flow: $6,640/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: Mayfield Central School District
• NCES district ID: 3618750
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 56% ▲ 5.00%
• Median HH income: $51,922
• Composite: 42.08/100
• National rank: #3322
• State rank: #400 of 590 in NY

Livability — Mayfield

• Score: 66/100
• State rank: #634
• US rank: #11697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,841

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 7%
• Common ancestry: Iranian 7% Romanian 6% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 2%

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: ▲ 8.55%
• Current HPI: 338.4132
• 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

+59.6% since first listed

32 events — show timeline

• 2026-04-13 Pending — Global MLS
• 2026-04-09 Listed $39,900 Global MLS
• 2026-02-14 Pending — Global MLS
• 2026-02-14 Listing Removed — Global MLS
• 2026-02-09 Listed $64,000 Global MLS
• 2025-07-22 Pending — Global MLS
• 2025-07-21 Listing Removed — Global MLS
• 2025-07-16 Listed $34,000 Global MLS
• 2025-01-13 Pending — Global MLS
• 2025-01-10 Listing Removed — Global MLS
• 2024-12-06 Listed $84,900 Global MLS
• 2024-04-08 Pending — Global MLS
• 2024-04-03 Listing Removed — Global MLS
• 2024-03-26 Price Changed $84,000 Global MLS
• 2024-02-14 Price Changed $86,000 Global MLS
• 2024-01-31 Price Changed $88,000 Global MLS
• 2024-01-19 Price Changed $90,000 Global MLS
• 2024-01-15 Price Changed $95,000 Global MLS
• 2024-01-12 Listed $100,000 Global MLS
• 2024-01-08 Price Changed $100,000 Global MLS
• 2023-12-20 Listing Removed — Global MLS
• 2023-09-22 Price Changed $112,000 Global MLS
• 2023-09-22 Relisted — Global MLS
• 2023-09-20 Listing Removed — Global MLS
• 2023-07-05 Price Changed $119,000 Global MLS
• 2023-06-20 Listed $129,000 Global MLS
• 2023-06-16 Listing Removed — Global MLS
• 2022-12-27 Price Changed $135,900 Global MLS
• 2022-08-08 Price Changed $144,900 Global MLS
• 2022-06-13 Listed $149,900 Global MLS
• 2005-05-19 Sold (Public Records) $75,200 Public Records
• 2003-08-08 Sold (Public Records) $25,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,934 · +4.8% YoY. Source: county tax records.