36 S Main St · Newark Valley, NY 13811

$175,000

12 bd · 5.0 ba · 8,072 sqft · Townhouse public records · 21 Days on market

Built 1965 9,147 sqft 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 +8.6/10.0
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Investor Alert! This fully rented 5-unit multi-family property in the Village of Newark Valley generates $4,830 in monthly rental income ($57,960 annually) and offers immediate cash flow from day one. Featuring a mix of two- and three-bedroom units, the property provides strong income potential with additional upside through cosmetic improvements and future value-add opportunities. Conveniently located near local amenities, shopping, and schools. A rare opportunity to acquire a fully occupied, income-producing asset with room for growth—ideal for both new and seasoned investors.

Key facts

• Conveniently located
• Built 1965
• Listed 21 days

Tags

• MULTI-FAMILY PROPERTY
• MONTHLY RENTAL INCOME
• STRONG INCOME POTENTIAL
• COSMETIC IMPROVEMENTS
• FUTURE VALUE-ADD OPPORTUNITIES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Zoning: multi-family
• Financial info: Rent roll available: two 2-bedroom units at $850 each; three 3-bedroom units at $1,140 each; Total monthly rents shown per unit as listed
• HOA & community: No HOA information provided

Exterior

• Parking: No designated parking
• Security: No security details provided
• Utilities: Public water; Septic tank sewer
• Home design: Residential income property; Apartment building; Level lot
• Construction: No construction year or material provided
• Exterior features: Covered porch

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Two 2-bedroom units; Three 3-bedroom units
• Flooring: Carpet; Vinyl
• Bathrooms: Five full bathrooms total; Each unit has 1 bathroom
• Heating & cooling: Baseboard heating; Forced air heating; No cooling
• Interior features: Electric water heater; Carpet flooring; Vinyl flooring
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 12-bed/5.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (16.0% below list).
• Recommended offer: $137k (21.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#462 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, amenities F.
• Newark Valley Central School District (rural): math 37% / reading 51% proficiency, ranked #466 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nathan T Hall School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 322 students, 50% FRL).
• Market conditions: 12 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (7.3% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $150k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,821 (21.8% 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.84% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 2.03×
• Total profit: $50,562
• Equity at exit: $124,560

10-year hold

• IRR: 14.4%
• Equity multiple: 4.21×
• Total profit: $157,263
• Equity at exit: $239,649

Cash invested: $49,000 (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 13811

• Home prices YoY: 2.9%
• Active inventory: 12
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$332 /mo · $3,980/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-216

Break-even live

Break-even rent $1,744

Max offer price $136,821

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-167	+0% $-216	+5% $-266	+10% $-315
Rent	-10% $-332	-5% $-274	+0% $-216	+5% $-158	+10% $-100
Rate	-1.0pp $-128	-0.5pp $-172	base $-216	+0.5pp $-261	+1.0pp $-308

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $175,000 Active 21 DOM
2. 2026-06-18
   days on market $175,000 Active 20 DOM
3. 2026-06-17
   days on market $175,000 Active 19 DOM
4. 2026-06-16
   days on market $175,000 Active 18 DOM
5. 2026-06-15
   days on market $175,000 Active 17 DOM
6. 2026-06-14
   days on market $175,000 Active 15 DOM
7. 2026-06-13
   days on market $175,000 Active 14 DOM
8. 2026-06-10
   days on market $175,000 Active 12 DOM
9. 2026-06-09
   days on market $175,000 Active 11 DOM
10. 2026-06-08
    days on market $175,000 Active 10 DOM
11. 2026-06-07
    days on market $175,000 Active 9 DOM
12. 2026-06-03
    days on market $175,000 Active 5 DOM
13. 2026-06-02
    days on market $175,000 Active 4 DOM
14. 2026-06-01
    days on market $175,000 Active 3 DOM
15. 2026-05-31
    days on market $175,000 Active 2 DOM
16. 2026-04-10
    historical Active Under Contract
17. 2026-03-11
    status Pending
18. 2026-02-18
    listed $179,000 Active
19. 2026-02-03
    status Active
20. 2026-01-20
    status Pending
21. 2025-12-15
    price $179,000
22. 2025-11-12
    price $190,000
23. 2025-10-23
    price $199,900
24. 2025-10-06
    listed $220,000 Active
25. 2023-06-12
    soldstatus $150,000
26. 2009-03-31
    soldstatus $132,500

ⓘ 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: $3,980 · $332/mo
• Projected year-2 tax: $3,980 · $332/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 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: $17,646
• − Mortgage interest: −$9,803
• − Property taxes: −$3,980
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$5,091
• Taxable loss: −$5,592
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $-1,251/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: Newark Valley Central School District
• NCES district ID: 3620670
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 51% ▲ 9.00%
• Median HH income: $53,770
• Composite: 38.12/100
• National rank: #4273
• State rank: #466 of 590 in NY

Livability — Newark Valley

• Score: 70/100
• State rank: #462
• US rank: #8031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newark Valley, NY
• Population (ZIP): 4,102

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Asian 2%
• Common ancestry: Romanian 6% Italian 2% Iranian 2%
• Foreign-born: 3%
• Languages at home: 96% English-only · German/W. Germanic 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.29%
• Current HPI: 256.8812
• 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

+35.1% since first listed

11 events — show timeline

• 2026-04-10 Contingent — GBAOR
• 2026-03-11 Pending — GBAOR
• 2026-02-18 Listed $179,000 GBAOR
• 2026-02-03 Relisted — GBAOR
• 2026-01-20 Pending — GBAOR
• 2025-12-15 Price Changed $179,000 GBAOR
• 2025-11-12 Price Changed $190,000 GBAOR
• 2025-10-23 Price Changed $199,900 GBAOR
• 2025-10-06 Listed $220,000 GBAOR
• 2023-06-12 Sold (Public Records) $150,000 Public Records
• 2009-03-31 Sold (Public Records) $132,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,980 · +27.4% YoY. Source: county tax records.