1046 County Rd 32 · Greene, NY 13778

$170,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 6 Days on market

Built 1970 0.33 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks

Welcome to 1046 County Route 32, Greene, NY! This charming 3-bedroom home offers comfort, convenience, and classic character. Each bedroom features beautiful hardwood floors, adding warmth and timeless appeal throughout the home. Situated on flat, usable land, the property provides plenty of space for outdoor enjoyment, gardening, recreation, or future possibilities. A large 2-car garage offers ample room for vehicles, storage, or a workshop, while the recently sealed driveway provides additional parking and enhances curb appeal. Enjoy the peaceful setting of country living while remaining just minutes from local amenities, schools, and major roadways, making daily commutes and errands a br

Key facts

• Large garage
• Flat usable land
• Peaceful setting

Tags

• HARDWOOD FLOORS
• FLAT USABLE LAND
• LARGE GARAGE
• RECENTLY SEALED DRIVEWAY
• PEACEFUL SETTING

Property features AI

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Well water; Septic tank
• Home design: Single family residence; Residential property
• Construction: Aluminum siding; Concrete perimeter foundation
• Exterior features: Garden; Level lot; Porch (covered)

Interior

• Kitchen: Range; Free-standing range; Range hood
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Ceiling fan cooling
• Interior features: Storm windows; Water softener (owned); Accessible entrance; Basement
• Laundry & utility: Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (25.0% below list).
• Recommended offer: $125k (26.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#407 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D, amenities F.
• Greene Central School District (rural): math 56% / reading 58% proficiency, ranked #282 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greene Primary School (234 students, 45% FRL).
• Market conditions: 19 active listings in the ZIP; 2 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 $18k of equity ($1k loan paydown + $17k 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.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $124,736 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $76,440
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 County Rd 32	0.11mi	2/1.0 (-1)	1,136 (+4%)	21mo	$51,300	$45	66
849 Squirrel Hill Rd	0.61mi	3/1.0	1,000 (-8%)	22mo	$70,000	$70	39
900 Jackson Rd	0.74mi	2/1.5 (-1)	972 (-11%)	17mo	$165,000	$170	26

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $76,341
• Equity at exit: $153,149

10-year hold

• IRR: 18.1%
• Equity multiple: 6.00×
• Total profit: $237,789
• Equity at exit: $330,273

Cash invested: $47,600 (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 13778

• Home prices YoY: 13.7%
• Active inventory: 19
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$301 /mo · $3,606/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-256

Break-even live

Break-even rent $1,599

Max offer price $124,736

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-208	+0% $-256	+5% $-304	+10% $-352
Rent	-10% $-357	-5% $-307	+0% $-256	+5% $-206	+10% $-156
Rate	-1.0pp $-171	-0.5pp $-213	base $-256	+0.5pp $-300	+1.0pp $-345

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Water St Greene, NY	3.0	1.0	840	$1,050	$1.25	44d	1	1.01mi
50 S Chenango St Greene, NY	2.0	1.0	1000	$1,500	$1.50	21d	1	1.21mi

Listing history 6 events

1. 2026-06-09
   status $170,000 Pending 6 DOM
2. 2026-06-08
   days on market $170,000 Active 6 DOM
3. 2026-06-07
   days on market $170,000 Active 5 DOM
4. 2026-06-07
   days on market $170,000 Active 4 DOM
5. 2026-06-02
   remarks 699-char remark
6. 2026-06-02
   listed $170,000 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: $3,606 · $301/mo
• Projected year-2 tax: $3,606 · $301/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 ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,291
• − Mortgage interest: −$9,523
• − Property taxes: −$3,606
• − Insurance: −$850
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$4,945
• Taxable loss: −$6,080
• Est. tax savings @ 24.0%: +$1,459
• After-tax cash flow: $-1,615/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: Greene Central School District
• NCES district ID: 3612750
• Math proficiency: 56% ▼ -2.00%
• Reading proficiency: 58% ▲ 8.00%
• Median HH income: $52,876
• Composite: 48.86/100
• National rank: #2084
• State rank: #282 of 590 in NY

Livability — Greene

• Score: 71/100
• State rank: #407
• US rank: #6991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,139

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% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 2%

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: ▲ 37.30%
• Current HPI: 309.9264
• 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

1 event — show timeline

• 2026-06-02 Listed $170,000 GBAOR

Property tax history

+6.1%/yr

Latest (2025): $3,606 · +0.4% YoY. Source: county tax records.