31 Grove St · Moravia, NY 13118

$110,000

3 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 47 Days on market

Built 1850 9,801 sqft lot $71/sqft · 42% below area Est $190k · 42% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4 bedroom/2 bath village home with welcoming front porch perfect for enjoying a glass of wine after a long day! Walk to stores, schools, ,ball fields, library and even Fillmore Glen State Parkl Dining room and living room boast gleaming hardwood floors!! Large laundry room could be turned back into bedroom. Spacious storage room off kitchen! Many renovations include updated bathrooms, New Natural Gas furnace and hot water heater!! Large backyard with 1 car garage freshly seeded. Call today!!

Key facts

• First floor laundry
• Detached garage
• 9,801 sq ft lot

Tags

• FIRST FLOOR LAUNDRY
• FULLY FENCED BACKYARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: No garage
• Security: Radon mitigation system
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: 2-story home; Vinyl siding; Stone foundation; Asphalt roof; Existing (previously built)
• Construction: Vinyl siding construction; Stone foundation; Asphalt roof; Built previously (existing)
• Exterior features: Fully fenced yard; Gravel driveway; Covered porch; Porch; Shed(s) / storage; Hot tub

Interior

• Kitchen: Dishwasher; Gas cooktop; Refrigerator; Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Hot tub/spa; Pull-down attic stairs; Partial basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 5.7% in Moravia — 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 72/100 on livability (#357 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Moravia Central School District (rural): math 42% / reading 56% proficiency, ranked #391 of 590 in NY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Cayuga County population projected at -18% 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; flood insurance adds $460/mo; built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.25% ✓
• Cap rate: 17.37%
• Cash-on-cash: 39.58%
• DSCR: 2.76
• GRM: 3.7

CMA / ARV

• ARV (median comp): $189,720
• List price: $110,000
• Delta: -42.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Central St	0.09mi	2/1.5 (-1)	1,546 (-1%)	4mo	$150,000	$97	86
22 Aurora St	0.05mi	2/1.0 (-1)	1,404 (-10%)	1mo	$145,000	$103	73
16 School St	0.21mi	3/1.5	1,716 (+10%)	10mo	$95,000	$55	66
44 Church St	0.42mi	3/1.5	1,566 (+0%)	21mo	$217,300	$139	62
32 Grove St	0.03mi	3/2.0	1,766 (+13%)	16mo	$198,650	$112	61
11 Park St	0.43mi	3/1.0	1,638 (+5%)	17mo	$68,203	$42	56
4 Congress St	0.25mi	3/1.5	1,764 (+13%)	19mo	$130,000	$74	51
224 N Main St	0.54mi	4/2.0 (+1)	1,530 (-2%)	23mo	$158,500	$104	45

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: 40.6%
• Equity multiple: 4.11×
• Total profit: $95,715
• Equity at exit: $99,097

10-year hold

• IRR: 35.1%
• Equity multiple: 9.28×
• Total profit: $254,902
• Equity at exit: $213,706

Cash invested: $30,800 (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 13118

• Home prices YoY: 29.3%
• Active inventory: 28
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,475 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$317 /mo · $3,804/yr
• Insurance: −$46
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $555

Break-even live

Break-even rent $1,772

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-12
   statusdays on market $110,000 Pending 47 DOM
2. 2026-06-09
   days on market $110,000 Active 46 DOM
3. 2026-06-08
   days on market $110,000 Active 45 DOM
4. 2026-06-07
   days on market $110,000 Active 44 DOM
5. 2026-06-05
   days on market $110,000 Active 41 DOM
6. 2026-06-03
   price $110,000 Active 39 DOM
7. 2026-06-02
   days on market $119,000 Active 39 DOM
8. 2026-06-01
   days on market $119,000 Active 38 DOM
9. 2026-05-31
   days on market $119,000 Active 37 DOM
10. 2026-05-30
    days on market $119,000 Active 36 DOM
11. 2026-05-07
    historical Active Under Contract 872-char remark
12. 2026-04-24
    listed $119,000 Active 872-char remark
13. 2017-01-23
    soldstatus $105,300
14. 2016-10-13
    soldstatus $99,000 Closed Sale or Rented 506-char remark

    Show marketing remark (539 chars)

    Spacious 4 bedroom/2 bath village home with welcoming front porch, perfect for enjoying a glass of wine or lemonade after a long day! Walk to stores, schools, ball fields, library & even Fillmore Glen State Park!Dining room & living room boast gleaming hardwood floors!Huge laundry room could easily convert to a downstairs bedroom! Spacious storage room off kitchen. Many renovations including updated bathrooms, New Natural Gas Furnace & hot water heater! Large backyard freshly seeded. 1 car garage! * * Call today!!

15. 2016-10-13
    soldstatus $99,000

    Show marketing remark (539 chars)

    Spacious 4 bedroom/2 bath village home with welcoming front porch, perfect for enjoying a glass of wine or lemonade after a long day! Walk to stores, schools, ball fields, library & even Fillmore Glen State Park!Dining room & living room boast gleaming hardwood floors!Huge laundry room could easily convert to a downstairs bedroom! Spacious storage room off kitchen. Many renovations including updated bathrooms, New Natural Gas Furnace & hot water heater! Large backyard freshly seeded. 1 car garage! * * Call today!!

16. 2016-09-05
    status Pending Sale 506-char remark

    Show marketing remark (506 chars)

    Spacious 4 bedroom/2 bath village home with welcoming front porch perfect for enjoying a glass of wine after a long day! Walk to stores, schools, ,ball fields, library and even Fillmore Glen State Parkl Dining room and living room boast gleaming hardwood floors!! Large laundry room could be turned back into bedroom. Spacious storage room off kitchen! Many renovations include updated bathrooms, New Natural Gas furnace and hot water heater!! Large backyard with 1 car garage freshly seeded. Call today!!

17. 2016-07-28
    historical Continue to Show- Under Contract 506-char remark

    Show marketing remark (506 chars)

    Spacious 4 bedroom/2 bath village home with welcoming front porch perfect for enjoying a glass of wine after a long day! Walk to stores, schools, ,ball fields, library and even Fillmore Glen State Parkl Dining room and living room boast gleaming hardwood floors!! Large laundry room could be turned back into bedroom. Spacious storage room off kitchen! Many renovations include updated bathrooms, New Natural Gas furnace and hot water heater!! Large backyard with 1 car garage freshly seeded. Call today!!

18. 2016-07-14
    listed $99,000 Active 506-char remark

    Show marketing remark (506 chars)

    Spacious 4 bedroom/2 bath village home with welcoming front porch perfect for enjoying a glass of wine after a long day! Walk to stores, schools, ,ball fields, library and even Fillmore Glen State Parkl Dining room and living room boast gleaming hardwood floors!! Large laundry room could be turned back into bedroom. Spacious storage room off kitchen! Many renovations include updated bathrooms, New Natural Gas furnace and hot water heater!! Large backyard with 1 car garage freshly seeded. Call today!!

19. 2016-07-11
    price $99,000
20. 2016-07-07
    price $114,900
21. 2016-06-14
    price $119,900
22. 2016-05-02
    listed $99,000

    Show marketing remark (539 chars)

    Spacious 4 bedroom/2 bath village home with welcoming front porch, perfect for enjoying a glass of wine or lemonade after a long day! Walk to stores, schools, ball fields, library & even Fillmore Glen State Park!Dining room & living room boast gleaming hardwood floors!Huge laundry room could easily convert to a downstairs bedroom! Spacious storage room off kitchen. Many renovations including updated bathrooms, New Natural Gas Furnace & hot water heater! Large backyard freshly seeded. 1 car garage! * * Call today!!

23. 2014-08-28
    soldstatus $91,000
24. 2014-08-27
    soldstatus $91,000
25. 2014-08-27
    soldstatus $91,000
26. 2014-05-29
    listed $99,700
27. 2014-05-29
    listed $99,700

ⓘ 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: $3,804 · $317/mo
• Projected year-2 tax: $3,804 · $317/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 7/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $29,704
• − Mortgage interest: −$6,162
• − Property taxes: −$3,804
• − Insurance: −$6,075
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$3,200
• Taxable income: $5,711
• Est. tax owed @ 24.0%: −$1,371
• After-tax cash flow: $5,295/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: Moravia Central School District
• NCES district ID: 3619800
• Math proficiency: 42% ▼ -2.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $55,991
• Composite: 42.47/100
• National rank: #3215
• State rank: #391 of 590 in NY

Livability — Moravia

• Score: 72/100
• State rank: #357
• US rank: #6025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moravia, NY
• Population (ZIP): 5,514

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 82.97%
• Current HPI: 366.5746
• 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

+10.3% since first listed

20 events — show timeline

• 2026-06-10 Pending — CNYIS
• 2026-06-02 Price Changed $110,000 CNYIS
• 2026-05-19 Relisted — CNYIS
• 2026-05-07 Contingent — CNYIS
• 2026-04-24 Listed $119,000 CNYIS
• 2017-01-23 Sold (Public Records) $105,300 Public Records
• 2016-10-13 Sold (MLS) $99,000 IBRMLS
• 2016-10-13 Sold (MLS) $99,000 CNYIS
• 2016-09-05 Pending — CNYIS
• 2016-07-28 Contingent — CNYIS
• 2016-07-14 Listed $99,000 CNYIS
• 2016-07-11 Price Changed $99,000 WNYREIS
• 2016-07-07 Price Changed $114,900 WNYREIS
• 2016-06-14 Price Changed $119,900 WNYREIS
• 2016-05-02 Listed $99,000 IBRMLS
• 2014-08-28 Sold (Public Records) $91,000 Public Records
• 2014-08-27 Sold (MLS) $91,000 IBRMLS
• 2014-08-27 Sold (MLS) $91,000 CNYIS
• 2014-05-29 Listed $99,700 IBRMLS
• 2014-05-29 Listed $99,700 CNYIS

Property tax history

+17.1%/yr

Latest (2025): $3,804 · +5.7% YoY. Source: county tax records.