181 Chestnut St · Oneonta, NY 13820

$109,000

2 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 6 Days on market

Built 1900 0.36 ac lot Est $151k · 28% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• DSCR +6.4/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bring your vision and your contractor to this single family home. A 2- story, 1200 sq, ft home sits on . 36 acre lot that iss solid and also livable while making straightforward easy updates. Located in Center-City Oneonta, this 2 bedroom and 1.5 bathroom is conveniently located near all amenities, making it an ideal location. Plenty of off-street parking will greet you at the door. Property is being sold "as is" and inspections will be for buyers knowledge only.

Key facts

• 0.36 acre lot
• Built 1900
• Listed 5 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected
• Home design: Two-story existing home
• Construction: Wood siding; Shingle roof; Poured foundation; Built previously (existing)
• Exterior features: Dirt driveway; Irregular lot; Road frontage on a main thoroughfare; Lot dimensions approximately 106 x 140

Interior

• Kitchen: Gas range; Gas oven; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 7; Includes a bonus room
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; One main-level bathroom
• Heating & cooling: Oil heating; Heating present (see remarks)
• Interior features: Ceiling fans; Kitchen island; Partial finished basement
• Laundry & utility: Washer; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 7.8% vs local median 5.5% in Oneonta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#253 in NY, #4,021 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities C-, crime F, commute F.
• Oneonta City School District (town): math 46% / reading 57% proficiency, ranked #374 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($754 loan paydown + $11k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.26% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $151,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Thorn St	0.30mi	3/2.0 (+1)	1,176 (-2%)	11mo	$126,000	$107	66
162 Chestnut St	0.08mi	3/2.0 (+1)	1,370 (+14%)	4mo	$50,000	$36	62
5 Birch St	0.58mi	3/1.0 (+1)	1,198 (-0%)	6mo	$150,000	$125	61
6 Cleveland St	0.51mi	2/1.5	1,092 (-9%)	5mo	$185,000	$169	57
21 Cherry St	0.51mi	3/2.0 (+1)	1,288 (+7%)	3mo	$161,000	$125	54
5 Bronk St	0.55mi	3/1.0 (+1)	1,152 (-4%)	11mo	$145,000	$126	51
173 River St	0.59mi	2/1.0	1,051 (-12%)	3mo	$90,000	$86	47
1 Pearl St	0.48mi	3/1.0 (+1)	1,064 (-11%)	6mo	$135,000	$127	47
15 Church St	0.51mi	3/1.0 (+1)	1,344 (+12%)	4mo	$220,000	$164	46
12 Brook St	0.73mi	2/1.5	1,330 (+11%)	4mo	$208,500	$157	44
74 S Main St	0.74mi	3/1.0 (+1)	1,100 (-8%)	10mo	$75,000	$68	36
24 Spruce St	0.71mi	3/1.0 (+1)	1,350 (+12%)	5mo	$185,000	$137	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 3.24×
• Total profit: $68,410
• Equity at exit: $98,196

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $194,732
• Equity at exit: $211,763

Cash invested: $30,520 (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 13820

• Home prices YoY: 22.7%
• Active inventory: 118
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$331 /mo · $3,975/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $140

Break-even live

Break-even rent $1,200

Max offer price $109,000

Occupancy floor 85%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	44d	1	0.41mi

Listing history 8 events

1. 2026-06-19
   days on market $109,000 Active 6 DOM
2. 2026-06-18
   days on market $109,000 Active 5 DOM
3. 2026-06-17
   days on market $109,000 Active 4 DOM
4. 2026-06-16
   days on market $109,000 Active 3 DOM
5. 2026-06-15
   remarks 467-char remark
6. 2026-06-15
   days on market $109,000 Active 2 DOM
7. 2026-06-14
   remarks 451-char remark
8. 2026-06-14
   listed $109,000 Active 1 DOM

ⓘ 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: $3,975 · $331/mo
• Projected year-2 tax: $3,975 · $331/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 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: $16,528
• − Mortgage interest: −$6,106
• − Property taxes: −$3,975
• − Insurance: −$545
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,171
• Taxable income: $87
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $1,657/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: Oneonta City School District
• NCES district ID: 3621780
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 57% ▲ 14.00%
• Median HH income: $41,631
• Composite: 43.19/100
• National rank: #3066
• State rank: #374 of 590 in NY

Livability — Oneonta

• Score: 75/100
• State rank: #253
• US rank: #4021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneonta, NY
• County: Otsego County · 23,056 people
• City population: 23,056
• Metro: Oneonta, NY
• Population (ZIP): 23,056
• Household income: $65,953
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 662.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▲ 67.86%
• Current HPI: 366.3391
• Rent YoY: —
• Metro: Oneonta, NY
• 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

• 2026-06-12 Listed $109,000 UNYREIS

Property tax history

+3.0%/yr

Latest (2025): $3,975 · +5.5% YoY. Source: county tax records.