1 Maple St · Smyrna, NY 13464

$109,000

3 bd · 2.0 ba · 1,913 sqft · SingleFamily public records · 97 Days on market

Built 1870 0.26 ac lot $57/sqft · 29% below area Est $154k · 29% under ↓ 44% since listing

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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 +26.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• 1% rule +7.9/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bedroom, 2-bath home is situated on a peaceful dead-end street in Smyrna, NY and sits on a . 26-acre lot with a barn providing versatile storage or hobby space. The home offers a functional layout and a quiet setting, with potential for updates to suit your personal style. A great opportunity for buyers seeking a property with character, outdoor space, and room to enhance over time. 100% Money Back Guarantee, Certain Terms & Conditions Apply

Key facts

• Barn
• Outdoor space
• 26-acre lot

Tags

• 26-ACRE LOT
• BARN
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#1,161 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, housing D, schools 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: 8 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 $12k of equity ($754 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k 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 ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,190 (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 1870 — 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: 1.29% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 6.4

CMA / ARV

• ARV (median comp): $153,770
• List price: $109,000
• Delta: -29.12%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 3.51×
• Total profit: $76,683
• Equity at exit: $98,196

10-year hold

• IRR: 27.7%
• Equity multiple: 7.96×
• Total profit: $212,409
• Equity at exit: $211,763

Cash invested: $30,520 (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 13464

• Home prices YoY: 4.9%
• Active inventory: 8
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $271

Break-even live

Break-even rent $1,066

Max offer price $109,000

Occupancy floor 76%

Sensitivity live

Price	-10% $332	-5% $302	+0% $271	+5% $240	+10% $209
Rent	-10% $159	-5% $215	+0% $271	+5% $326	+10% $382
Rate	-1.0pp $326	-0.5pp $298	base $271	+0.5pp $242	+1.0pp $214

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $109,000 Active 97 DOM
2. 2026-06-18
   days on market $109,000 Active 95 DOM
3. 2026-06-17
   days on market $109,000 Active 94 DOM
4. 2026-06-16
   days on market $109,000 Active 93 DOM
5. 2026-06-15
   days on market $109,000 Active 92 DOM
6. 2026-06-13
   days on market $109,000 Active 90 DOM
7. 2026-06-12
   days on market $109,000 Active 89 DOM
8. 2026-06-09
   days on market $109,000 Active 86 DOM
9. 2026-06-08
   days on market $109,000 Active 85 DOM
10. 2026-06-07
    days on market $109,000 Active 84 DOM
11. 2026-06-07
    days on market $109,000 Active 83 DOM
12. 2026-06-04
    days on market $109,000 Active 80 DOM
13. 2026-06-02
    days on market $109,000 Active 79 DOM
14. 2026-06-01
    days on market $109,000 Active 78 DOM
15. 2026-05-31
    days on market $109,000 Active 77 DOM
16. 2026-03-15
    listed $109,000 Active 458-char remark

    Show marketing remark (458 chars)

    This 3-bedroom, 2-bath home is situated on a peaceful dead-end street in Smyrna, NY and sits on a . 26-acre lot with a barn providing versatile storage or hobby space. The home offers a functional layout and a quiet setting, with potential for updates to suit your personal style. A great opportunity for buyers seeking a property with character, outdoor space, and room to enhance over time. 100% Money Back Guarantee, Certain Terms & Conditions Apply

17. 2007-08-14
    soldstatus $101,000
18. 1996-03-29
    soldstatus $193,600

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $2,703 · $225/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 ≥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: $16,906
• − Mortgage interest: −$6,106
• − Property taxes: −$2,703
• − Insurance: −$545
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,171
• Taxable income: $1,677
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,846/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 — Smyrna

• Score: 53/100
• State rank: #1161
• US rank: #24610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smyrna, NY
• Population (ZIP): 1,154

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 1%

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: ▲ 15.85%
• Current HPI: 338.4559
• 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

-43.7% since first listed

3 events — show timeline

• 2026-03-15 Listed $109,000 UNYREIS
• 2007-08-14 Sold (Public Records) $101,000 Public Records
• 1996-03-29 Sold (Public Records) $193,600 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,703 · +0.6% YoY. Source: county tax records.