9 E Main St · McGraw, NY 13101

$88,900

4 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 52 Days on market

Built 1860 6,400 sqft lot Est $167k · 47% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• Appreciation +7.4/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

4 bedroom, 11/2 bath affordable home within walking distance to downtown, park, and school. Many upgrades including kitchen, baths, fenced in yard, and 2 car garage. Driveway is off from Highland Ave. (quiet side road) Huge living room with gas fireplace-formal dining room and 1st floor laundry A lot for the price!

Key facts

• 6,400 sq ft lot
• 2 garage spots
• Built 1860

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#411 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, health & safety D, amenities F.
• Mcgraw Central School District (rural): math 57% / reading 61% proficiency, ranked #252 of 590 in NY (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 45 units permitted in Cortland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($615 loan paydown + $4k appreciation (4.9% local appreciation)).
• Cortland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,233 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1860 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $167,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4470 Rt-41	0.38mi	3/1.5 (-1)	1,728 (-4%)	17mo	$160,000	$93	54
9 Ok St	0.40mi	3/1.0 (-1)	1,640 (-9%)	9mo	$96,500	$59	54
3760 Mcgraw Marathon Rd	0.74mi	3/1.5 (-1)	1,852 (+3%)	20mo	$235,000	$127	37

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

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.46×
• Total profit: $36,410
• Equity at exit: $49,609

10-year hold

• IRR: 22.9%
• Equity multiple: 4.88×
• Total profit: $96,508
• Equity at exit: $84,989

Cash invested: $24,892 (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 13101

• Home prices YoY: 1.6%
• Active inventory: 13
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$348 /mo · $4,182/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $259

Break-even live

Break-even rent $1,078

Max offer price $88,900

Occupancy floor 77%

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-23
   historical Active Under Contract
2. 2026-04-06
   listed $88,900 Active
3. 2016-10-03
   soldstatus $84,800
4. 2016-09-29
   soldstatus $84,800 316-char remark

   Show marketing remark (316 chars)

   4 bedroom, 11/2 bath affordable home within walking distance to downtown, park, and school. Many upgrades including kitchen, baths, fenced in yard, and 2 car garage. Driveway is off from Highland Ave. (quiet side road) Huge living room with gas fireplace-formal dining room and 1st floor laundry A lot for the price!

5. 2015-06-05
   listed $84,900 316-char remark

   Show marketing remark (316 chars)

   4 bedroom, 11/2 bath affordable home within walking distance to downtown, park, and school. Many upgrades including kitchen, baths, fenced in yard, and 2 car garage. Driveway is off from Highland Ave. (quiet side road) Huge living room with gas fireplace-formal dining room and 1st floor laundry A lot for the price!

6. 2006-02-27
   soldstatus $85,000
7. 2005-07-21
   soldstatus $52,000
8. 2004-07-15
   soldstatus $67,790
9. 1994-04-22
   soldstatus $60,000

ⓘ 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: $4,182 · $348/mo
• Projected year-2 tax: $4,182 · $348/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $16,867
• − Mortgage interest: −$4,980
• − Property taxes: −$4,182
• − Insurance: −$444
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,586
• Taxable income: $1,976
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $2,630/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: Mcgraw Central School District
• NCES district ID: 3618840
• Math proficiency: 57% ▲ 7.00%
• Reading proficiency: 61% ▲ 11.00%
• Median HH income: $51,404
• Composite: 50.37/100
• National rank: #1875
• State rank: #252 of 590 in NY

Livability — McGraw

• Score: 71/100
• State rank: #411
• US rank: #7091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McGraw, NY
• Population (ZIP): 2,221

Population outlook (Cortland County) Hauer SSP2

• Today (2025): 47,543 people
• By 2030: 46,107 · -3.0%
• By 2040: 43,122 · -9.3%
• By 2050: 40,216 · -15.4%
• By 2075: 34,717 · -27.0%
• By 2100: 28,953 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Iranian 3% Serbian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cortland

• 2024 margin: Lean R (+6.4) · D 46.8% · R 53.2%
• 2008→2024 swing: -16.4pp toward R · 2008: 10.0pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+1.9 2016: R+6.7 2012: D+8.8 2008: D+10.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 305.3272
• 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

+48.2% since first listed

9 events — show timeline

• 2026-04-23 Contingent — CNYIS
• 2026-04-06 Listed $88,900 CNYIS
• 2016-10-03 Sold (Public Records) $84,800 Public Records
• 2016-09-29 Sold (MLS) $84,800 CNYIS
• 2015-06-05 Listed $84,900 CNYIS
• 2006-02-27 Sold (Public Records) $85,000 Public Records
• 2005-07-21 Sold (Public Records) $52,000 Public Records
• 2004-07-15 Sold (Public Records) $67,790 Public Records
• 1994-04-22 Sold (Public Records) $60,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,182 · +3.1% YoY. Source: county tax records.