12 Pacific St · Granville, NY 12832

$99,900

3 bd · 1.5 ba · 1,284 sqft · SingleFamily public records · 3 Days on market

Built 1900 4,791 sqft lot Est $172k · 42% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Appreciation +4.4/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice home , barn garage, well kept, shared driveway, above ground pool, deck, many wood floors

Key facts

• Public sewer
• Spacious kitchen
• Vinyl siding

Tags

• VINYL SIDING
• SPACIOUS KITCHEN
• ENCLOSED FRONT PORCH
• PUBLIC WATER
• PUBLIC SEWER
• SHARED DRIVEWAY

Property features AI

Exterior

• Parking: Two garage spaces; Two total parking spaces; Off-street paved driveway
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; 150 amp electric service
• Home design: Single-family residence; Fixer condition
• Construction: Vinyl siding; Slate and asphalt roof
• Exterior features: Deck; Front porch; Glass-enclosed porch / 3-seasons room; Porch; Paved driveway / drive-paved; Wood fencing; Level, private lot

Interior

• Kitchen: Electric oven / oven; Range hood; Dishwasher; Refrigerator
• Bedrooms: Two bedrooms on the second floor; An additional second-floor room (other)
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Forced air oil heating; Window cooling units
• Interior features: Seven total rooms; Smoke and carbon monoxide detectors
• Laundry & utility: Washer and dryer included; Main-level laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 62/100 on livability (#846 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• Granville Central School District (town): math 38% / reading 43% proficiency, ranked #521 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granville Junior-Senior High School (math 57% / reading 42%, grade D, #974 of 1,100 statewide, top 91%, 496 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• 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 $691 of loan paydown is wiped out by about $1k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y ago 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 $80k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $172,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 S Maple St	0.25mi	3/1.5	1,265 (-2%)	2mo	$145,000	$115	84
2 Washington St	0.09mi	3/1.5	1,384 (+8%)	6mo	$199,400	$144	78
3 Potter Ave	0.24mi	3/1.0	1,297 (+1%)	16mo	$57,750	$45	72
1 Norton St	0.18mi	3/1.0	1,444 (+12%)	1mo	$192,920	$134	68
1 Bulkley Ave	0.19mi	3/1.5	1,144 (-11%)	6mo	$154,000	$135	68
36 Morrison Ave	0.31mi	3/2.0	1,400 (+9%)	6mo	$154,250	$110	63
23 E Quaker St	0.40mi	3/1.0	1,395 (+9%)	3mo	$225,000	$161	62
4 Morrison Ave	0.17mi	3/1.0	1,410 (+10%)	19mo	$189,000	$134	58
82 Mettowee St	0.52mi	3/1.0	1,348 (+5%)	10mo	$61,000	$45	57
16 Williams St	0.20mi	3/2.0	1,098 (-14%)	15mo	$219,900	$200	52
55 Pine St	0.66mi	4/1.5 (+1)	1,386 (+8%)	2mo	$55,000	$40	49
22 Broadview Ter	0.61mi	2/1.5 (-1)	1,410 (+10%)	10mo	$200,000	$142	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 2.5%
• Equity multiple: 1.11×
• Total profit: $3,021
• Equity at exit: $22,697

10-year hold

• IRR: 9.5%
• Equity multiple: 1.89×
• Total profit: $24,952
• Equity at exit: $22,646

Cash invested: $27,972 (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
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$239 /mo · $2,873/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $185

Break-even live

Break-even rent $1,019

Max offer price $99,900

Occupancy floor 80%

Sensitivity live

Price	-10% $242	-5% $213	+0% $185	+5% $157	+10% $129
Rent	-10% $86	-5% $136	+0% $185	+5% $235	+10% $284
Rate	-1.0pp $235	-0.5pp $210	base $185	+0.5pp $159	+1.0pp $133

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-05
   statusdays on market $99,900 Pending 3 DOM
2. 2026-06-04
   days on market $99,900 Active 2 DOM
3. 2026-06-01
   remarks 699-char remark
4. 2026-06-01
   listed $99,900 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: $2,873 · $239/mo
• Projected year-2 tax: $2,873 · $239/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $15,037
• − Mortgage interest: −$5,596
• − Property taxes: −$2,873
• − Insurance: −$500
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,906
• Taxable income: $757
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $2,039/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: Granville Central School District
• NCES district ID: 3612450
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,936
• Composite: 34.32/100
• National rank: #5237
• State rank: #521 of 590 in NY

Livability — Granville

• Score: 62/100
• State rank: #846
• US rank: #16391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granville, NY
• 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

Price history

+33.2% since first listed

6 events — show timeline

• 2026-06-01 Listed $99,900 Global MLS
• 2019-03-01 Listing Removed — Global MLS
• 2008-05-16 Listed $96,500 Global MLS
• 2005-12-29 Sold (Public Records) $79,500 Public Records
• 2005-12-14 Sold (MLS) $79,500 Global MLS
• 2004-04-25 Listed $75,000 Global MLS

Property tax history

+2.5%/yr

Latest (2025): $2,873 · +4.4% YoY. Source: county tax records.