1622 County Highway 10 · Laurens, NY 13796

$130,000

4 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 39 Days on market

Built 1956 2.00 ac lot

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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).

• Cash flow +15.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +4.9/10.0
• DSCR +4.9/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable Opportunity to Bring This Country Ranch Back to Life! This spacious 4-bedroom, 1-bath home set on a peaceful 2-acre country lot is just waiting for your vision. Perfect for investors, renovators, or anyone looking to create their dream home, this property offers solid bones and key updates already in place. Inside, you'll find a large kitchen with plenty of room to design and customize to your taste, along with plenty of room to design along with generous living space throughout. A full unfinished basement provides excellent storage. Recent improvements include an updated furnace and 200-amp electrical service, giving you a strong start on renovations. This property offers privacy and tranquility of a true country setting. With great value and endless possibilities, this fixer-upper is ready for your vision. Don't miss your chance to transform this property into something special. The seller has the \ neighboring property for sale also at 1646 Co Hwy 10 on 8+/- acres, MLS #R1668229 Schedule your showing today!

Key facts

• Country setting
• 2 acres
• Large kitchen

Tags

• 2 ACRES
• LARGE KITCHEN
• FULL UNFINISHED BASEMENT
• UPDATED FURNACE
• 200-AMP ELECTRICAL SERVICE
• COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $60 ($723/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 $129k (0.7% below list).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,003 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Laurens Central School District (rural): math 55% / reading 50% proficiency, ranked #423 of 755 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($899 loan paydown + $6k appreciation (4.6% local appreciation)).
• Otsego County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1956 — 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. 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?
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: 0.99% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.84×
• Total profit: $30,738
• Equity at exit: $70,349

10-year hold

• IRR: 14.6%
• Equity multiple: 3.51×
• Total profit: $91,285
• Equity at exit: $118,751

Cash invested: $36,400 (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 13796

• Home prices YoY: 1.3%
• Active inventory: 9
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$224 /mo · $2,687/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $60

Break-even live

Break-even rent $1,215

Max offer price $130,000

Occupancy floor 90%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-18
   listed $130,000 Active 1044-char remark

   Show marketing remark (1044 chars)

   Affordable Opportunity to Bring This Country Ranch Back to Life! This spacious 4-bedroom, 1-bath home set on a peaceful 2-acre country lot is just waiting for your vision. Perfect for investors, renovators, or anyone looking to create their dream home, this property offers solid bones and key updates already in place. Inside, you'll find a large kitchen with plenty of room to design and customize to your taste, along with plenty of room to design along with generous living space throughout. A full unfinished basement provides excellent storage. Recent improvements include an updated furnace and 200-amp electrical service, giving you a strong start on renovations. This property offers privacy and tranquility of a true country setting. With great value and endless possibilities, this fixer-upper is ready for your vision. Don't miss your chance to transform this property into something special. The seller has the \ neighboring property for sale also at 1646 Co Hwy 10 on 8+/- acres, MLS #R1668229 Schedule your showing today!

ⓘ 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: $2,687 · $224/mo
• Projected year-2 tax: $2,687 · $224/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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $15,495
• − Mortgage interest: −$7,282
• − Property taxes: −$2,687
• − Insurance: −$650
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$3,782
• Taxable loss: −$1,385
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,056/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: Laurens Central School District
• NCES district ID: 3616800
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $46,144
• Composite: 46.42/100
• National rank: #5346
• State rank: #423 of 755 in NY

Livability — Laurens

• Score: 60/100
• State rank: #1003
• US rank: #19540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 915

Population outlook (Otsego County) Hauer SSP2

• Today (2025): 57,987 people
• By 2030: 55,403 · -4.5%
• By 2040: 50,336 · -13.2%
• By 2050: 45,715 · -21.2%
• By 2075: 38,769 · -33.1%
• By 2100: 33,468 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Pacific Islander 1%
• Common ancestry: Romanian 8% Lithuanian 3% Portuguese 2%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Otsego

• 2024 margin: Lean R (+7.9) · D 46.1% · R 53.9%
• 2008→2024 swing: -13.8pp toward R · 2008: 5.9pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+5.0 2016: R+13.0 2012: D+2.0 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.58%
• Current HPI: 367.0953
• 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

1 event — show timeline

• 2026-04-18 Listed $130,000 UNYREIS

Property tax history

+10.0%/yr

Latest (2025): $2,687 · +18.2% YoY. Source: county tax records.