24 Clyde St · Earlville, NY 13332

$139,000

4 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 63 Days on market

Built 1900 4,792 sqft lot $90/sqft · 19% below area Est $172k · 19% under

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Appreciation +8.7/10.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 24 Clyde St in Earlville, NY! This charming 4 bedroom, 1 bath home offers the perfect blend of comfort and convenience. Featuring a spacious open living and kitchen area with hardwood floors the home is ideal for both everyday living and entertaining. Stay cozy during the winter months with a warm and inviting pellet stove, while summer days can be enjoyed on the large front porch or in the fully fenced backyard perfect for relaxing, gardening, or gatherings. Ideally located between Norwich and Hamilton, this home provides easy access to shopping, dining, and services, while still offering the charm of small-town living. You’ll also appreciate being within walking distance to local favorites, including a restaurant/bar, coffee shop, library, community center, and a variety of shops and services. Don’t miss your opportunity to make this sweet home your own!

Key facts

• Large front porch
• Pellet stove
• Hardwood floors

Tags

• OPEN LIVING AND KITCHEN AREA
• HARDWOOD FLOORS
• PELLET STOVE
• LARGE FRONT PORCH
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $0 ($0/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (9.0% below list).
• Recommended offer: $126k (9.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#967 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Sherburne-Earlville Central School District (rural): math 34% / reading 51% proficiency, ranked #492 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($961 loan paydown + $10k appreciation (7.5% local appreciation)).
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $64k; list at $139k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,425 (9.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 0.91% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (median comp): $171,932
• List price: $139,000
• Delta: -19.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 N Main St	0.37mi	3/2.0 (-1)	1,604 (+4%)	4mo	$123,000	$77	64
34 W Main St	0.40mi	3/2.0 (-1)	1,600 (+3%)	4mo	$165,000	$103	63

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

Projected returns pro-forma

7.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.35×
• Total profit: $52,420
• Equity at exit: $100,408

10-year hold

• IRR: 17.8%
• Equity multiple: 4.91×
• Total profit: $152,175
• Equity at exit: $194,548

Cash invested: $38,920 (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 13332

• Home prices YoY: 2.9%
• Active inventory: 18
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$212 /mo · $2,543/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $0

Break-even live

Break-even rent $1,264

Max offer price $139,000

Occupancy floor 95%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $139,000 Active 63 DOM
2. 2026-06-17
   days on market $139,000 Active 62 DOM
3. 2026-06-16
   days on market $139,000 Active 61 DOM
4. 2026-06-15
   days on market $139,000 Active 60 DOM
5. 2026-06-13
   days on market $139,000 Active 58 DOM
6. 2026-06-12
   days on market $139,000 Active 57 DOM
7. 2026-06-09
   days on market $139,000 Active 54 DOM
8. 2026-06-08
   days on market $139,000 Active 53 DOM
9. 2026-06-07
   days on market $139,000 Active 52 DOM
10. 2026-06-07
    days on market $139,000 Active 51 DOM
11. 2026-06-04
    days on market $139,000 Active 48 DOM
12. 2026-06-02
    days on market $139,000 Active 47 DOM
13. 2026-06-01
    days on market $139,000 Active 46 DOM
14. 2026-05-31
    days on market $139,000 Active 45 DOM
15. 2026-04-16
    listed $145,000 Active 891-char remark

    Show marketing remark (891 chars)

    Welcome to 24 Clyde St in Earlville, NY! This charming 4 bedroom, 1 bath home offers the perfect blend of comfort and convenience. Featuring a spacious open living and kitchen area with hardwood floors the home is ideal for both everyday living and entertaining. Stay cozy during the winter months with a warm and inviting pellet stove, while summer days can be enjoyed on the large front porch or in the fully fenced backyard perfect for relaxing, gardening, or gatherings. Ideally located between Norwich and Hamilton, this home provides easy access to shopping, dining, and services, while still offering the charm of small-town living. You’ll also appreciate being within walking distance to local favorites, including a restaurant/bar, coffee shop, library, community center, and a variety of shops and services. Don’t miss your opportunity to make this sweet home your own!

16. 2017-01-06
    soldstatus $64,000 255-char remark

    Show marketing remark (255 chars)

    Attractive home in small village between Hamilton (Colgate University) and Sherburne/Norwich, and New Berlin. Near Opera House, library, grocery store, bowling alley. Many updates include roof, windows, furnace, hot water heater, and blown-in insulation.

17. 2017-01-06
    soldstatus $64,000 Closed Sale or Rented

    Show marketing remark (255 chars)

    Attractive home in small village between Hamilton (Colgate University) and Sherburne/Norwich, and New Berlin. Near Opera House, library, grocery store, bowling alley. Many updates include roof, windows, furnace, hot water heater, and blown-in insulation.

18. 2017-01-06
    soldstatus $64,000

    Show marketing remark (255 chars)

    Attractive home in small village between Hamilton (Colgate University) and Sherburne/Norwich, and New Berlin. Near Opera House, library, grocery store, bowling alley. Many updates include roof, windows, furnace, hot water heater, and blown-in insulation.

19. 2016-10-04
    status Pending Sale
20. 2016-07-14
    listed Under Contract- Do Not Show
21. 2015-06-24
    price $64,000
22. 2015-03-27
    listed $64,000 255-char remark

    Show marketing remark (255 chars)

    Attractive home in small village between Hamilton (Colgate University) and Sherburne/Norwich, and New Berlin. Near Opera House, library, grocery store, bowling alley. Many updates include roof, windows, furnace, hot water heater, and blown-in insulation.

ⓘ 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: $2,543 · $212/mo
• Projected year-2 tax: $2,543 · $212/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,171
• − Mortgage interest: −$7,786
• − Property taxes: −$2,543
• − Insurance: −$695
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$4,044
• Taxable loss: −$2,324
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $558/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: Sherburne-Earlville Central School District
• NCES district ID: 3626700
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 51% ▲ 12.00%
• Median HH income: $47,060
• Composite: 36.22/100
• National rank: #4725
• State rank: #492 of 590 in NY

Livability — Earlville

• Score: 60/100
• State rank: #967
• US rank: #18958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earlville, NY
• Population (ZIP): 2,695

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 3%
• Common ancestry: Lithuanian 5% Iranian 3% Portuguese 3%
• Foreign-born: 2%
• Languages at home: 95% English-only · German/W. Germanic 4%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.45%
• Current HPI: 267.6946
• 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

+126.6% since first listed

8 events — show timeline

• 2026-04-16 Listed $145,000 CNYIS
• 2017-01-06 Sold (Public Records) $64,000 Public Records
• 2017-01-06 Sold (MLS) $64,000 CNYIS
• 2017-01-06 Sold (MLS) $64,000 UNYREIS
• 2016-10-04 Pending — CNYIS
• 2016-07-14 Listed — CNYIS
• 2015-06-24 Price Changed $64,000 WNYREIS
• 2015-03-27 Listed $64,000 UNYREIS

Property tax history

+1.1%/yr

Latest (2025): $2,543 · -0.8% YoY. Source: county tax records.