4 Elm St · Granville, NY 12832

$105,000

5 bd · 2.0 ba · 2,174 sqft · SingleFamily public records · 11 Days on market

Built 1911 10,018 sqft lot $48/sqft · 52% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• 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

Handyman Special! This older home has a lot of space and character just looking for your touches to bring out its beauty. Features 5 bedrooms, 2 baths, hardwood floors, 2 car garage and more.

Key facts

• Covered front porch
• Reinforced framing
• New i-beams

Tags

• MAJOR STRUCTURAL IMPROVEMENTS
• REINFORCED FRAMING
• NEW I-BEAMS
• SPACIOUS LAYOUT
• COVERED FRONT PORCH
• CONVENIENT VILLAGE LOCATION

Property features AI

Exterior

• Parking: Two-car garage; Total parking for five vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence
• Construction: Constructed with other materials
• Exterior features: Lot approximately 0.23 acres

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Four bedrooms on the second level
• Bathrooms: Three full bathrooms (one on the first level, two on the second level)
• Heating & cooling: Oil heating
• Interior features: 13 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).

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 $726 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y 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 $22k; list at $105k implies a 377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1911 — 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. 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?
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: 1.44% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 5.8

CMA / ARV

• ARV (median comp): $238,168
• List price: $105,000
• Delta: -55.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Quaker St	0.07mi	4/1.5 (-1)	2,118 (-3%)	9mo	$185,000	$87	78
42 Columbus St	0.11mi	4/1.5 (-1)	2,238 (+3%)	8mo	$180,250	$81	76
8 S Maple St	0.23mi	5/2.0	2,356 (+8%)	14mo	$90,000	$38	64
18 Morrison Ave	0.26mi	4/2.0 (-1)	1,986 (-9%)	13mo	$229,000	$115	58
32 Columbus St	0.09mi	4/2.0 (-1)	1,988 (-9%)	23mo	$194,000	$98	57
43 Mettowee St	0.13mi	6/2.5 (+1)	2,388 (+10%)	23mo	$339,000	$142	51
3 Broadview Ter	0.42mi	4/1.5 (-1)	1,883 (-13%)	6mo	$208,000	$110	46
5 Woodard St	0.49mi	4/2.0 (-1)	2,373 (+9%)	16mo	$245,000	$103	44
29 E Main St	0.51mi	4/3.0 (-1)	2,392 (+10%)	13mo	$295,000	$123	39

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: 16.6%
• Equity multiple: 1.74×
• Total profit: $21,786
• Equity at exit: $23,856

10-year hold

• IRR: 22.7%
• Equity multiple: 3.25×
• Total profit: $66,171
• Equity at exit: $23,802

Cash invested: $29,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $488

Break-even live

Break-even rent $899

Max offer price $105,000

Occupancy floor 63%

Sensitivity live

Price	-10% $547	-5% $518	+0% $488	+5% $458	+10% $429
Rent	-10% $368	-5% $428	+0% $488	+5% $548	+10% $608
Rate	-1.0pp $541	-0.5pp $515	base $488	+0.5pp $461	+1.0pp $433

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-05
   status Pending 631-char remark
2. 2026-04-22
   listed $105,000 Active 631-char remark
3. 2019-08-14
   soldstatus $22,000 191-char remark

   Show marketing remark (191 chars)

   Handyman Special! This older home has a lot of space and character just looking for your touches to bring out its beauty. Features 5 bedrooms, 2 baths, hardwood floors, 2 car garage and more.

4. 2019-03-21
   listed $34,900 191-char remark

   Show marketing remark (191 chars)

   Handyman Special! This older home has a lot of space and character just looking for your touches to bring out its beauty. Features 5 bedrooms, 2 baths, hardwood floors, 2 car garage and more.

5. 2019-03-01
   historical
6. 2019-01-09
   listed $38,000
7. 2011-12-19
   soldstatus $63,000
8. 2011-12-08
   soldstatus $63,000
9. 2011-11-16
   soldstatus $65,000
10. 2011-09-14
    listed $65,000
11. 2011-09-14
    listed $65,000
12. 2011-03-28
    soldstatus $47,500
13. 2011-02-03
    listed $69,000
14. 2011-02-01
    historical
15. 2010-09-30
    listed $79,000
16. 2003-10-17
    soldstatus $82,447

ⓘ 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: $1,386 · $116/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: +$194/yr (+$16/mo · 14.0%)

ⓘ 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 2/10 Low 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $18,196
• − Mortgage interest: −$5,882
• − Property taxes: −$1,386
• − Insurance: −$525
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$3,055
• Taxable income: $4,437
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $4,791/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

+27.4% since first listed

16 events — show timeline

• 2026-05-05 Pending — Global MLS
• 2026-04-22 Listed $105,000 Global MLS
• 2019-08-14 Sold (MLS) $22,000 Global MLS
• 2019-03-21 Listed $34,900 Global MLS
• 2019-03-01 Listing Removed — Global MLS
• 2019-01-09 Listed $38,000 Global MLS
• 2011-12-19 Sold (Public Records) $63,000 Public Records
• 2011-12-08 Sold (MLS) $63,000 Global MLS
• 2011-11-16 Sold (MLS) $65,000 Global MLS
• 2011-09-14 Listed $65,000 Global MLS
• 2011-09-14 Listed $65,000 Global MLS
• 2011-03-28 Sold (MLS) $47,500 Global MLS
• 2011-02-03 Listed $69,000 Global MLS
• 2011-02-01 Listing Removed — Global MLS
• 2010-09-30 Listed $79,000 Global MLS
• 2003-10-17 Sold (Public Records) $82,447 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,386 · +4.4% YoY. Source: county tax records.