129 N Broad St · Norwich, NY 13815

$105,000

3 bd · 2.0 ba · 2,027 sqft · SingleFamily public records · 11 Days on market

Built 1880 0.45 ac lot Est $158k · 34% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• DSCR +8.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

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. While the propert

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

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2-story existing home
• Construction: Aluminum siding; Blown-in insulation; Metal roof; Stone foundation; Resale condition
• Exterior features: Blacktop driveway; Dirt driveway; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 66 x 300

Interior

• Kitchen: Dishwasher; Free-standing range; Oven; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms; 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Pull-down attic stairs; Bedroom on main level; Has basement with exterior entry, partial finish, walk-up access, and sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.0% 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.
• 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: 84 active listings in the ZIP; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $105k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $158,106
• Comps found: 12

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%)	1mo	$125,000	$61	86
168 N Broad St	0.20mi	4/1.5 (+1)	1,966 (-3%)	9mo	$155,000	$79	71
22 Prospect St	0.07mi	4/2.0 (+1)	1,828 (-10%)	9mo	$40,000	$22	68
37 Gold St	0.51mi	4/1.5 (+1)	2,026 (-0%)	2mo	$157,950	$78	67
61 Pleasant St	0.32mi	4/2.0 (+1)	1,916 (-6%)	12mo	$169,900	$89	61
18 Eric St	0.44mi	3/2.0	2,186 (+8%)	10mo	$215,000	$98	58
45 Hillview Dr	0.54mi	4/2.0 (+1)	1,896 (-6%)	1mo	$249,000	$131	58
10 Sunset Dr	0.43mi	4/1.5 (+1)	1,750 (-14%)	11mo	$197,000	$113	41
1094 County Rd 10a	0.64mi	4/1.5 (+1)	2,318 (+14%)	4mo	$125,000	$54	35
29 Birdsall St	0.67mi	4/1.5 (+1)	1,770 (-13%)	7mo	$50,000	$28	34
34 Locust St	0.75mi	3/1.5	1,824 (-10%)	14mo	$138,000	$76	34
39 Birdsall St	0.70mi	4/1.0 (+1)	2,268 (+12%)	23mo	$135,000	$60	20

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: 31.4%
• Equity multiple: 3.46×
• Total profit: $72,385
• Equity at exit: $94,592

10-year hold

• IRR: 27.2%
• Equity multiple: 7.86×
• Total profit: $201,615
• Equity at exit: $203,992

Cash invested: $29,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$333 /mo · $3,999/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $236

Break-even live

Break-even rent $1,174

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $296	-5% $266	+0% $236	+5% $207	+10% $177
Rent	-10% $120	-5% $178	+0% $236	+5% $295	+10% $353
Rate	-1.0pp $289	-0.5pp $263	base $236	+0.5pp $209	+1.0pp $181

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $105,000 Active 11 DOM
2. 2026-06-21
   days on market $105,000 Active 10 DOM
3. 2026-06-18
   days on market $105,000 Active 8 DOM
4. 2026-06-17
   days on market $105,000 Active 7 DOM
5. 2026-06-16
   days on market $105,000 Active 6 DOM
6. 2026-06-15
   days on market $105,000 Active 5 DOM
7. 2026-06-13
   days on market $105,000 Active 3 DOM
8. 2026-06-12
   remarks 693-char remark
9. 2026-06-12
   listed $105,000 Active 2 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: $17,681
• − Mortgage interest: −$5,882
• − Property taxes: −$3,999
• − Insurance: −$525
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$3,055
• Taxable income: $1,392
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,502/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

+133.3% since first listed

9 events — show timeline

• 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

+2.9%/yr

Latest (2025): $3,999 · +2.2% YoY. Source: county tax records.