5 Pacific St · Granville, NY 12832

$129,000

3 bd · 1.5 ba · 1,204 sqft · SingleFamily public records · 21 Days on market

Built 1880 0.27 ac lot Est $142k · 9% under

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Why this score? — see what drove the D+ 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 +12.7/30.0
• ARV discount +11.6/15.0
• 1% rule +4.4/10.0
• Appreciation +4.4/10.0
• DSCR +3.8/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this adorable home in the heart of Granville. Find a carport and a shed outside with beautiful garden flowers. A cozy enclosed porch to sip your morning coffee as you get ready for your day or unwind in the evenings. There is a bedroom and a full bathroom on the 1st floor and 2 additional bedroom and half bath upstairs.

Key facts

• Shed
• Garden flowers
• Carport

Tags

• CARPORT
• SHED
• ENCLOSED PORCH
• GARDEN FLOWERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-14 ($-168/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (6.4% below list).
• Recommended offer: $121k (6.4% below list) — sets the bar for 1% rule.

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: 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 $892 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $42k; list at $129k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,731 (6.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $142,072
• Comps found: 9

Show comp detail 9 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 (+5%)	2mo	$145,000	$115	78
1 Bulkley Ave	0.20mi	3/1.5	1,144 (-5%)	7mo	$154,000	$135	77
2 Washington St	0.12mi	3/1.5	1,384 (+15%)	6mo	$199,400	$144	65
10 Factory St	0.25mi	2/2.0 (-1)	1,210 (+0%)	21mo	$40,000	$33	63
16 Williams St	0.23mi	3/2.0	1,098 (-9%)	15mo	$219,900	$200	60
3 Potter Ave	0.26mi	3/1.0	1,297 (+8%)	16mo	$57,750	$45	60
13 Factory St	0.24mi	2/1.0 (-1)	1,075 (-11%)	6mo	$127,200	$118	59
12 South St	0.35mi	3/1.0	1,294 (+8%)	21mo	$165,000	$128	52
82 Mettowee St	0.51mi	3/1.0	1,348 (+12%)	10mo	$61,000	$45	46

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: -8.0%
• Equity multiple: 0.66×
• Total profit: $-12,260
• Equity at exit: $29,309

10-year hold

• IRR: -0.9%
• Equity multiple: 0.92×
• Total profit: $-2,801
• Equity at exit: $29,243

Cash invested: $36,120 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$238 /mo · $2,850/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-14

Break-even live

Break-even rent $1,225

Max offer price $126,528

Occupancy floor 96%

Sensitivity live

Price	-10% $59	-5% $23	+0% $-14	+5% $-51	+10% $-87
Rent	-10% $-109	-5% $-62	+0% $-14	+5% $34	+10% $81
Rate	-1.0pp $51	-0.5pp $19	base $-14	+0.5pp $-47	+1.0pp $-81

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-18
   status Pending
2. 2026-03-09
   price $129,000
3. 2026-02-25
   listed $135,000 Active
4. 2010-03-09
   historical
5. 2010-03-08
   historical
6. 2009-03-08
   listed $98,900
7. 2009-03-08
   listed $99,900
8. 1998-06-11
   soldstatus $42,500

ⓘ 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: $2,850 · $238/mo
• Projected year-2 tax: $2,850 · $238/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: $14,488
• − Mortgage interest: −$7,226
• − Property taxes: −$2,850
• − Insurance: −$645
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$3,753
• Taxable loss: −$2,304
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $385/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

+203.5% since first listed

8 events — show timeline

• 2026-03-18 Pending — Global MLS
• 2026-03-09 Price Changed $129,000 Global MLS
• 2026-02-25 Listed $135,000 Global MLS
• 2010-03-09 Listing Removed — Global MLS
• 2010-03-08 Listing Removed — Global MLS
• 2009-03-08 Listed $99,900 Global MLS
• 2009-03-08 Listed $98,900 Global MLS
• 1998-06-11 Sold (Public Records) $42,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,850 · +4.4% YoY. Source: county tax records.