129 N Broad St · Norwich, NY 13815

$84,900

3 bd · 2.0 ba · 2,027 sqft · SingleFamily public records · 34 Days on market

Built 1880 Fair condition 0.45 ac lot $42/sqft · 53% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Opportunity awaits in one of Norwich’s most convenient residential locations. Situated on a large city lot in the heart of the City of Norwich, this 4-bedroom, 2-full-bath home offers exceptional potential and is within easy walking distance of downtown shops, restaurants, parks, and other local amenities. The spacious first floor features a large eat-in kitchen, formal dining room, convenient laundry area, and two bedrooms with a full bath - providing an ideal layout for those seeking the option of single-level living. Upstairs, you'll find two additional generously sized bedrooms and a second full bath, offering plenty of space for family, guests, or a home office.

Key facts

• Large eat-in kitchen
• Large city lot
• Formal dining room

Tags

• LARGE CITY LOT
• EASY WALKING DISTANCE
• LARGE EAT-IN KITCHEN
• FORMAL DINING ROOM
• CONVENIENT LAUNDRY AREA
• FLEXIBLE FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Stanford J Gibson Primary School (400 students, 52% FRL); Norwich Middle School (math 34% / reading 48%, grade F, #402 of 729 statewide, top 56%, 381 students, 59% FRL); Norwich High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 546 students, 48% FRL).
• Zoned-school proficiency averages 62% at this address vs 42% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Norwich City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 142 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 ($587 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $55k; list at $85k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.77% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.74%
• DSCR: 1.83
• GRM: 4.7

CMA / ARV

• ARV (median comp): $180,402
• List price: $84,900
• Delta: -52.94%
• 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
12 Rexford St	0.14mi	4/2.0 (+1)	2,037 (+0%)	6mo	$125,000	$61	83
168 N Broad St	0.20mi	4/1.5 (+1)	1,966 (-3%)	14mo	$155,000	$79	68
22 Hillview Dr	0.44mi	3/2.5	1,896 (-6%)	1mo	$255,000	$134	66
22 Prospect St	0.07mi	4/2.0 (+1)	1,828 (-10%)	14mo	$40,000	$22	64
37 Gold St	0.51mi	4/1.5 (+1)	2,026 (-0%)	7mo	$157,950	$78	64
61 Pleasant St	0.32mi	4/2.0 (+1)	1,916 (-6%)	16mo	$169,900	$89	57
18 Eric St	0.44mi	3/2.0	2,186 (+8%)	14mo	$215,000	$98	54
45 Hillview Dr	0.54mi	4/2.0 (+1)	1,896 (-6%)	5mo	$249,000	$131	54
47 Hillview Dr	0.55mi	4/2.0 (+1)	1,890 (-7%)	4mo	$225,900	$120	54
10 Sunset Dr	0.43mi	4/1.5 (+1)	1,750 (-14%)	16mo	$197,000	$113	37
1094 County Rd 10a	0.64mi	4/1.5 (+1)	2,318 (+14%)	9mo	$125,000	$54	32
29 Birdsall St	0.67mi	4/1.5 (+1)	1,770 (-13%)	12mo	$50,000	$28	31

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: 38.3%
• Equity multiple: 3.95×
• Total profit: $70,040
• Equity at exit: $76,485

10-year hold

• IRR: 33.0%
• Equity multiple: 8.91×
• Total profit: $187,989
• Equity at exit: $164,942

Cash invested: $23,772 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 13 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $176,950 ($102/sqft)
• Median days on market: 55 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -12.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13815

• Home prices YoY: 8.2%
• Active inventory: 142
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$333 /mo · $3,999/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $371

Break-even live

Break-even rent $1,030

Max offer price $84,900

Occupancy floor 70%

Sensitivity live

Price	-10% $657	-5% $395	+0% $371	+5% $347	+10% $323
Rent	-10% $253	-5% $312	+0% $371	+5% $430	+10% $490
Rate	-1.0pp $414	-0.5pp $393	base $371	+0.5pp $349	+1.0pp $327

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: $21,225
• Closing costs: $2,547
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Morse Ave Unit 10 Norwich, NY	3.0	1.0	1400	$1,500	$1.07	5d	1	1.08mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connectedSewer connectedPublic water connected
• Home design: 2 storiesExisting year built
• Construction: Metal roofAluminum sidingBlown-in insulationStone foundation
• Exterior features: Blacktop drivewayDirt drivewayRectangular lotMain thoroughfare frontageLot dimensions 66x300

Interior

• Kitchen: DishwasherFree-standing rangeOvenRefrigeratorElectric water heater
• Bedrooms: 1 bedroom on the main levelTotal rooms: 10
• Flooring: CarpetHardwoodLaminateVaries
• Bathrooms: 2 full bathrooms1 main level bathroom
• Heating & cooling: Gas heatingForced air
• Interior features: Separate/formal dining roomPull down attic stairsBedroom on main levelHas basement (exterior entry, partial, walk-up access, sump pump)

Listing history 50 events

1. 2026-11-08
   days on market $84,900 Active 34 DOM
2. 2026-11-07
   days on market $84,900 Active 33 DOM
3. 2026-11-06
   days on market $84,900 Active 32 DOM
4. 2026-11-05
   days on market $84,900 Active 31 DOM
5. 2026-11-04
   days on market $84,900 Active 30 DOM
6. 2026-11-02
   days on market $84,900 Active 28 DOM
7. 2026-11-01
   days on market $84,900 Active 27 DOM
8. 2026-10-31
   days on market $84,900 Active 26 DOM
9. 2026-10-31
   days on market $84,900 Active 25 DOM
10. 2026-10-29
    days on market $84,900 Active 24 DOM
11. 2026-10-28
    days on market $84,900 Active 23 DOM
12. 2026-10-27
    days on market $84,900 Active 22 DOM
13. 2026-10-26
    days on market $84,900 Active 21 DOM
14. 2026-10-25
    days on market $84,900 Active 20 DOM
15. 2026-10-24
    days on market $84,900 Active 19 DOM
16. 2026-10-23
    days on market $84,900 Active 18 DOM
17. 2026-10-22
    days on market $84,900 Active 17 DOM
18. 2026-10-21
    days on market $84,900 Active 16 DOM
19. 2026-10-20
    days on market $84,900 Active 15 DOM
20. 2026-10-19
    days on market $84,900 Active 14 DOM
21. 2026-10-18
    days on market $84,900 Active 13 DOM
22. 2026-10-17
    days on market $84,900 Active 12 DOM
23. 2026-10-16
    days on market $84,900 Active 11 DOM
24. 2026-10-15
    days on market $84,900 Active 10 DOM
25. 2026-10-14
    days on market $84,900 Active 9 DOM
26. 2026-10-13
    days on market $84,900 Active 8 DOM
27. 2026-10-12
    days on market $84,900 Active 7 DOM
28. 2026-10-11
    days on market $84,900 Active 6 DOM
29. 2026-10-10
    days on market $84,900 Active 5 DOM
30. 2026-10-09
    days on market $84,900 Active 4 DOM
31. 2026-10-08
    days on market $84,900 Active 3 DOM
32. 2026-10-07
    days on market $84,900 Active 2 DOM
33. 2026-10-05
    days on marketlisting id $84,900 Active 1 DOM
34. 2026-09-30
    days on market $84,900 Active 93 DOM
35. 2026-09-29
    days on market $84,900 Active 92 DOM
36. 2026-09-28
    days on market $84,900 Active 91 DOM
37. 2026-09-27
    days on market $84,900 Active 90 DOM
38. 2026-09-26
    days on market $84,900 Active 89 DOM
39. 2026-09-25
    days on market $84,900 Active 88 DOM
40. 2026-09-24
    days on market $84,900 Active 87 DOM
41. 2026-09-23
    pricedays on market $84,900 Active 86 DOM
42. 2026-09-21
    days on market $89,900 Active 84 DOM
43. 2026-09-20
    days on market $89,900 Active 83 DOM
44. 2026-09-19
    days on market $89,900 Active 82 DOM
45. 2026-09-19
    days on market $89,900 Active 81 DOM
46. 2026-09-17
    days on market $89,900 Active 80 DOM
47. 2026-09-17
    pricedays on market $89,900 Active 79 DOM
48. 2026-09-16
    days on market $99,900 Active 78 DOM
49. 2026-09-14
    days on market $99,900 Active 77 DOM
50. 2026-09-13
    days on market $99,900 Active 76 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: $3,999 · $333/mo
• Projected year-2 tax: $3,999 · $333/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $18,000
• − Mortgage interest: −$4,756
• − Property taxes: −$3,999
• − Insurance: −$424
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,470
• Taxable income: $3,471
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $3,621/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $50,675–$91,215 screening

This single-family home in Norwich, NY, offers a good opportunity for moderate renovations to enhance its curb appeal and interior spaces, increasing its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows show signs of wear and potential rot, indicating a need for replacement.
• Major Electrical (electrical) — The electrical panel is not visible, but the house's age and the condition of the exterior suggest it may be outdated or in need of repair.
• Major Plumbing (plumbing) — The exterior of the house shows signs of water damage, which could indicate issues with the plumbing system.

Repairs flagged

• Minor Landscaping — Overgrown vegetation needs trimming
• Minor Exterior paint — Paint appears faded

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value ↑
• Both Kitchen and bathroom updates — Modernizes spaces and improves functionality ↑
• Both HVAC system inspection and maintenance — Ensures comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Stanford J Gibson Primary School Middle Norwich Middle School F NY #402/729 Nat'l #5,727/14,009 High Norwich High School A NY #409/1,100 Nat'l #817/17,239

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

B Composite livability gradescore 70/100

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
• County: Chenango · 45,669 people
• City population: 12,855
• Population (ZIP): 12,855
• Household income: $59,757
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 0%

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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

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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

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connectedSewer connectedPublic water connected
• Home design: 2 storiesExisting year built
• Construction: Metal roofAluminum sidingBlown-in insulationStone foundation
• Exterior features: Blacktop drivewayDirt drivewayRectangular lotMain thoroughfare frontageLot dimensions 66x300

Interior

• Kitchen: DishwasherFree-standing rangeOvenRefrigeratorElectric water heater
• Bedrooms: 1 bedroom on the main levelTotal rooms: 10
• Flooring: CarpetHardwoodLaminateVaries
• Bathrooms: 2 full bathrooms1 main level bathroom
• Heating & cooling: Gas heatingForced air
• Interior features: Separate/formal dining roomPull down attic stairsBedroom on main levelHas basement (exterior entry, partial, walk-up access, sump pump)

Price history

+88.7% since first listed

14 events — show timeline

• 2026-10-05 Listed $84,900 UNYREIS
• 2026-09-30 Listing Removed — UNYREIS
• 2026-09-22 Price Changed $84,900 UNYREIS
• 2026-09-16 Price Changed $89,900 UNYREIS
• 2026-07-07 Price Changed $99,900 UNYREIS
• 2026-06-10 Listed $105,000 UNYREIS
• 2025-07-31 Listing Removed — UNYREIS
• 2025-03-11 Listed $149,900 UNYREIS
• 2025-03-07 Listing Removed — UNYREIS
• 2024-10-12 Listed $149,900 UNYREIS
• 2024-10-11 Listing Removed — UNYREIS
• 2023-10-11 Listed $149,900 UNYREIS
• 2000-04-21 Sold (Public Records) $55,000 Public Records
• 1999-03-24 Sold (Public Records) $45,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $3,999 · +0.0% YoY. Source: county tax records.