10329 State Route 40 · North Granville, NY 12832

$49,900

3 bd · 1.0 ba · 668 sqft · SingleFamily public records · 133 Days on market

Built 1880 1.50 ac lot $75/sqft · 62% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer-upper on 1.5 acres in a rural Granville setting. This older-style home offers three bedrooms and one full bath but requires a complete rehabilitation. Property is being sold as is and is best suited for investors, contractors, or buyers looking for a full renovation project. Includes an enclosed front porch and detached garage, well, and septic. Conveniently located along State Route 40 with easy access to surrounding areas. A great opportunity to restore or rebuild and create value on a sizable parcel. CASH SALE

Key facts

• Septic
• Well
• 1.5 acres

Tags

• 1.5 ACRES
• RURAL GRANVILLE SETTING
• ENCLOSED FRONT PORCH
• DETACHED GARAGE
• WELL
• SEPTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Mary J Tanner Primary School (math 44% / reading 44%, grade F, #1,277 of 2,108 statewide, top 64%, 312 students, 42% FRL); Granville Elementary School (math 22% / reading 42%, grade F, #511 of 729 statewide, top 71%, 202 students, 50% FRL); 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 44% 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 $345 of loan paydown is wiped out by about $647 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $25k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.24% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.46%
• DSCR: 2.80
• GRM: 3.7

CMA / ARV

• ARV (median comp): $234,376
• List price: $49,900
• Delta: -78.71%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.6%
• Equity multiple: 2.83×
• Total profit: $25,635
• Equity at exit: $11,337

10-year hold

• IRR: 44.1%
• Equity multiple: 5.62×
• Total profit: $64,575
• Equity at exit: $11,312

Cash invested: $13,972 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $471

Break-even live

Break-even rent $521

Max offer price $49,900

Occupancy floor 53%

Sensitivity live

Price	-10% $499	-5% $485	+0% $471	+5% $457	+10% $443
Rent	-10% $383	-5% $427	+0% $471	+5% $515	+10% $559
Rate	-1.0pp $496	-0.5pp $484	base $471	+0.5pp $458	+1.0pp $445

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-01
   days on market $49,900 Active 133 DOM
2. 2026-05-31
   days on market $49,900 Active 132 DOM
3. 2026-04-16
   price $49,900 524-char remark

   Show marketing remark (524 chars)

   Fixer-upper on 1.5 acres in a rural Granville setting. This older-style home offers three bedrooms and one full bath but requires a complete rehabilitation. Property is being sold as is and is best suited for investors, contractors, or buyers looking for a full renovation project. Includes an enclosed front porch and detached garage, well, and septic. Conveniently located along State Route 40 with easy access to surrounding areas. A great opportunity to restore or rebuild and create value on a sizable parcel. CASH SALE

4. 2026-03-09
   price $59,900 524-char remark

   Show marketing remark (524 chars)

   Fixer-upper on 1.5 acres in a rural Granville setting. This older-style home offers three bedrooms and one full bath but requires a complete rehabilitation. Property is being sold as is and is best suited for investors, contractors, or buyers looking for a full renovation project. Includes an enclosed front porch and detached garage, well, and septic. Conveniently located along State Route 40 with easy access to surrounding areas. A great opportunity to restore or rebuild and create value on a sizable parcel. CASH SALE

5. 2026-01-19
   listed $74,900 Active 524-char remark

   Show marketing remark (524 chars)

   Fixer-upper on 1.5 acres in a rural Granville setting. This older-style home offers three bedrooms and one full bath but requires a complete rehabilitation. Property is being sold as is and is best suited for investors, contractors, or buyers looking for a full renovation project. Includes an enclosed front porch and detached garage, well, and septic. Conveniently located along State Route 40 with easy access to surrounding areas. A great opportunity to restore or rebuild and create value on a sizable parcel. CASH SALE

6. 2010-01-25
   soldstatus $34,000
7. 2010-01-19
   soldstatus $34,000 161-char remark

   Show marketing remark (161 chars)

   Property is a ''handyman special'', sold ''as is'' .... not certain of siding. Type of heat is a single kerosene space heater. Septic type and size is uncertain.

8. 2009-12-31
   listed $39,000 161-char remark

   Show marketing remark (161 chars)

   Property is a ''handyman special'', sold ''as is'' .... not certain of siding. Type of heat is a single kerosene space heater. Septic type and size is uncertain.

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $1,546 · $129/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $13,403
• − Mortgage interest: −$2,795
• − Property taxes: −$1,546
• − Insurance: −$250
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,452
• Taxable income: $5,216
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $4,401/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 — North Granville

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

Census & demographics

• Census place: North 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

+27.9% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $49,900 Global MLS
• 2026-03-09 Price Changed $59,900 Global MLS
• 2026-01-19 Listed $74,900 Global MLS
• 2010-01-25 Sold (Public Records) $34,000 Public Records
• 2010-01-19 Sold (MLS) $34,000 Global MLS
• 2009-12-31 Listed $39,000 Global MLS

Property tax history

+2.4%/yr

Latest (2025): $1,546 · +5.3% YoY. Source: county tax records.