37 S Main St · Earlville, NY 13332

$129,900

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 97 Days on market

Built 1880 0.50 ac lot $87/sqft · 23% below area Est $168k · 23% under

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Why this score? — see what drove the C+ 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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +8.7/10.0
• 1% rule +4.7/10.0
• DSCR +4.7/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits at 37 S Main St, Earlville, NY. This 3-bedroom, 1-bath home sits on a large 1-acre lot, offering plenty of outdoor space for gardening, recreation, or future improvements. The home features a functional layout with generously sized rooms and ample natural light throughout. Some renovations and updates have already been started, providing a solid foundation for the next owner to complete and customize to their taste. This property is ideal for buyers seeking a value-add opportunity, whether as a primary residence, rental, or investment project. The expansive yard adds to the home’s appeal and offers flexibility rarely found in a village setting. Located on Main Street with convenient access to local shops, dining, and community amenities. With vision and finishing touches, this property has the potential to be a great long-term investment. Sold as-is.

Key facts

• Ample natural light
• Expansive yard
• 1 acre lot

Tags

• 1 ACRE LOT
• OUTDOOR SPACE
• GENEROUSLY SIZED ROOMS
• AMPLE NATURAL LIGHT
• RENOVATIONS AND UPDATES
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $50 ($603/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (2.9% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#967 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Sherburne-Earlville Central School District (rural): math 34% / reading 51% proficiency, ranked #492 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 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 ($898 loan paydown + $10k appreciation (7.5% 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 (7.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $130k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 0.97% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 8.6

CMA / ARV

• ARV (median comp): $168,419
• List price: $129,900
• Delta: -22.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 W Main St	0.34mi	3/2.0	1,600 (+7%)	4mo	$165,000	$103	65
70 N Main St	0.55mi	3/2.0	1,604 (+7%)	4mo	$123,000	$77	54

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

Projected returns pro-forma

7.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.44×
• Total profit: $52,198
• Equity at exit: $93,834

10-year hold

• IRR: 18.8%
• Equity multiple: 5.10×
• Total profit: $149,164
• Equity at exit: $181,811

Cash invested: $36,372 (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 13332

• Home prices YoY: 2.9%
• Active inventory: 18
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$211 /mo · $2,527/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $50

Break-even live

Break-even rent $1,197

Max offer price $129,900

Occupancy floor 91%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-13
   status Pending 887-char remark

   Show marketing remark (887 chars)

   Opportunity awaits at 37 S Main St, Earlville, NY. This 3-bedroom, 1-bath home sits on a large 1-acre lot, offering plenty of outdoor space for gardening, recreation, or future improvements. The home features a functional layout with generously sized rooms and ample natural light throughout. Some renovations and updates have already been started, providing a solid foundation for the next owner to complete and customize to their taste. This property is ideal for buyers seeking a value-add opportunity, whether as a primary residence, rental, or investment project. The expansive yard adds to the home’s appeal and offers flexibility rarely found in a village setting. Located on Main Street with convenient access to local shops, dining, and community amenities. With vision and finishing touches, this property has the potential to be a great long-term investment. Sold as-is.

2. 2026-03-19
   price $129,900 887-char remark

   Show marketing remark (887 chars)

   Opportunity awaits at 37 S Main St, Earlville, NY. This 3-bedroom, 1-bath home sits on a large 1-acre lot, offering plenty of outdoor space for gardening, recreation, or future improvements. The home features a functional layout with generously sized rooms and ample natural light throughout. Some renovations and updates have already been started, providing a solid foundation for the next owner to complete and customize to their taste. This property is ideal for buyers seeking a value-add opportunity, whether as a primary residence, rental, or investment project. The expansive yard adds to the home’s appeal and offers flexibility rarely found in a village setting. Located on Main Street with convenient access to local shops, dining, and community amenities. With vision and finishing touches, this property has the potential to be a great long-term investment. Sold as-is.

3. 2026-02-05
   listed $139,900 Active 887-char remark

   Show marketing remark (887 chars)

   Opportunity awaits at 37 S Main St, Earlville, NY. This 3-bedroom, 1-bath home sits on a large 1-acre lot, offering plenty of outdoor space for gardening, recreation, or future improvements. The home features a functional layout with generously sized rooms and ample natural light throughout. Some renovations and updates have already been started, providing a solid foundation for the next owner to complete and customize to their taste. This property is ideal for buyers seeking a value-add opportunity, whether as a primary residence, rental, or investment project. The expansive yard adds to the home’s appeal and offers flexibility rarely found in a village setting. Located on Main Street with convenient access to local shops, dining, and community amenities. With vision and finishing touches, this property has the potential to be a great long-term investment. Sold as-is.

4. 2023-08-21
   soldstatus $68,000
5. 2023-08-15
   soldstatus $68,000 Closed Sale or Rented
6. 2023-07-23
   status Under Contract- Do Not Show
7. 2023-07-14
   price $89,900
8. 2023-07-14
   status Active
9. 2023-07-07
   historical Continue to Show- Under Contract
10. 2023-06-12
    listed $89,000 Active
11. 2023-05-15
    historical
12. 2023-05-15
    historical
13. 2023-04-26
    status Under Contract- Do Not Show
14. 2023-02-22
    price $99,000
15. 2023-01-06
    listed $99,000 Active
16. 2023-01-06
    historical
17. 2023-01-06
    price
18. 2022-11-15
    listed $99,000
19. 2022-11-15
    listed $110,000 Active
20. 2022-11-15
    listed Active

ⓘ 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: $2,527 · $211/mo
• Projected year-2 tax: $2,527 · $211/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 2/10 Low 7 d/yr ≥93°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: $15,132
• − Mortgage interest: −$7,276
• − Property taxes: −$2,527
• − Insurance: −$650
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,779
• Taxable loss: −$1,521
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $968/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: Sherburne-Earlville Central School District
• NCES district ID: 3626700
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 51% ▲ 12.00%
• Median HH income: $47,060
• Composite: 36.22/100
• National rank: #4725
• State rank: #492 of 590 in NY

Livability — Earlville

• Score: 60/100
• State rank: #967
• US rank: #18958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earlville, NY
• Population (ZIP): 2,695

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 3%
• Common ancestry: Lithuanian 5% Iranian 3% Portuguese 3%
• Foreign-born: 2%
• Languages at home: 95% English-only · German/W. Germanic 4%

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: ▲ 7.45%
• Current HPI: 267.6946
• 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

+31.2% since first listed

20 events — show timeline

• 2026-05-13 Pending — UNYREIS
• 2026-03-19 Price Changed $129,900 UNYREIS
• 2026-02-05 Listed $139,900 UNYREIS
• 2023-08-21 Sold (Public Records) $68,000 Public Records
• 2023-08-15 Sold (MLS) $68,000 UNYREIS
• 2023-07-23 Pending — UNYREIS
• 2023-07-14 Price Changed $89,900 UNYREIS
• 2023-07-14 Relisted — UNYREIS
• 2023-07-07 Contingent — UNYREIS
• 2023-06-12 Listed $89,000 UNYREIS
• 2023-05-15 Listing Removed — CNYIS
• 2023-05-15 Listing Removed — UNYREIS
• 2023-04-26 Pending — UNYREIS
• 2023-02-22 Price Changed $99,000 CNYIS
• 2023-01-06 Listing Removed — UNYREIS
• 2023-01-06 Listed $99,000 UNYREIS
• 2023-01-06 Price Changed — ODBOR
• 2022-11-15 Listed — ODBOR
• 2022-11-15 Listed $110,000 CNYIS
• 2022-11-15 Listed $99,000 UNYREIS

Property tax history

+5.8%/yr

Latest (2025): $2,527 · +0.4% YoY. Source: county tax records.