10221 State Route 40 · North Granville, NY 12832

$1

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 14 Days on market

Built 1960 2.50 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Auction Opportunity! Nestled on 2.5± acres, this charming ranch home offers single-level living with 2 bedrooms, 1 bathroom, a full basement, detached garage, and an accessibility ramp leading to the entrance. The spacious rural lot provides privacy and plenty of outdoor space, while private well and septic services support country living. Occupied property--drive-by viewing only. Do not disturb occupants or trespass on the property. Interior inspections and showings are not available. Sold as-is, where-is. Buyer to perform all due diligence. Auction terms apply. ''The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; ple

Key facts

• Septic services
• Private well
• Full basement

Tags

• 2.5 ACRES
• SINGLE-LEVEL LIVING
• FULL BASEMENT
• DETACHED GARAGE
• PRIVATE WELL
• SEPTIC SERVICES

Property features AI

Exterior

• Parking: One-car garage; Off-street parking and driveway, total of 3 parking spaces
• Utilities: Septic tank
• Home design: Single-family residence; One story (all main rooms listed on first floor)
• Construction: Vinyl siding construction
• Exterior features: Asphalt shingle roof; Vinyl siding; 2.5-acre lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two first-floor bedrooms
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Five total rooms; Full, unfinished basement

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $1).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Fort Ann Central School District (rural): math 61% / reading 64% proficiency, ranked #231 of 755 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 62 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Washington County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $1

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 97658.00% ✓
• Cap rate: 925795.84%
• Cash-on-cash: 3306391.24%
• DSCR: 147116.80
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 175541.49×
• Total profit: $49,151
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 379041.67×
• Total profit: $106,131
• Equity at exit: $0

Cash invested: $0 (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 12832

• Home prices YoY: -0.4%
• Active inventory: 62

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $771

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $771	-5% $771	+0% $771	+5% $771	+10% $771
Rent	-10% $694	-5% $733	+0% $771	+5% $810	+10% $849
Rate	-1.0pp $771	-0.5pp $771	base $771	+0.5pp $771	+1.0pp $771

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $1 Active 14 DOM
2. 2026-06-18
   days on market $1 Active 12 DOM
3. 2026-06-17
   days on market $1 Active 11 DOM
4. 2026-06-16
   days on market $1 Active 10 DOM
5. 2026-06-15
   days on market $1 Active 9 DOM
6. 2026-06-13
   days on market $1 Active 7 DOM
7. 2026-06-12
   days on market $1 Active 6 DOM
8. 2026-06-09
   days on market $1 Active 3 DOM
9. 2026-06-09
   remarks 692-char remark
10. 2026-06-08
    days on market $1 Active 2 DOM
11. 2026-06-07
    remarks 569-char remark
12. 2026-06-07
    listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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 3% 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: $11,719
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$0
• Taxable income: $9,844
• Est. tax owed @ 24.0%: −$2,363
• After-tax cash flow: $6,895/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: Fort Ann Central School District
• NCES district ID: 3611280
• Math proficiency: 61% ▲ 6.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $57,169
• Composite: 55.34/100
• National rank: #2716
• State rank: #231 of 755 in NY

Livability — North Granville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,395

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 7% Romanian 4% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.30%
• Current HPI: 326.4556
• 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

Property tax history

+5.0%/yr

Latest (2025): $2,123 · +5.3% YoY. Source: county tax records.