372 County Highway 3 · Unadilla, NY 13849

$150,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 8 Days on market

Built 1972 0.96 ac lot $208/sqft · 49% below area Est $292k · 49% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Escape to the peace and charm of country living in this beautifully updated 2-bedroom, 1-bath home just outside the Town of Unadilla. Recent improvements include vinyl siding, windows, upgraded electric service, and more—offering comfort and peace of mind from day one. Set in a picturesque rural setting, the property features a spacious yard ideal for entertaining, relaxing, or simply enjoying the quiet surroundings. Whether you're searching for a full-time residence, a low-maintenance downsizing opportunity, or a weekend retreat in scenic Upstate New York, this inviting home offers the perfect blend of convenience and tranquility. Don’t miss your chance to make it yours!

Key facts

• Spacious yard
• Vinyl siding
• 0.96 acre lot

Tags

• VINYL SIDING
• UPGRADED ELECTRIC SERVICE
• SPACIOUS YARD
• PICTURESQUE RURAL SETTING

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Underground parking; 1-car garage
• Utilities: Electricity connected; High-speed internet available; Septic tank; Well water
• Home design: Single-story structure; Existing property condition; Architectural shingle roof; Frame construction
• Construction: Block foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Gravel driveway; Propane tank (leased); Shed(s)/storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl flooring; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane heating; Forced air heating; Hot water heating; Window air conditioning unit(s)
• Interior features: Eat-in kitchen; Bedroom on main level; Main level primary; Full basement
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $145k (3.2% below list).
• Recommended offer: $145k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.5% in Unadilla — 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 60/100 on livability (#950 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Otego-Unadilla Central School District (rural): math 35% / reading 39% proficiency, ranked #547 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $150k implies a 275% gain — meaningful room to come down on a strong offer.

Recommended offer $145,150 (3.2% below list)

Questions for the listing agent

1. Built in 1972 — 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 F-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. 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: 0.97% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $291,791
• List price: $150,000
• Delta: -48.59%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $90,435
• Equity at exit: $135,132

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $259,456
• Equity at exit: $291,417

Cash invested: $42,000 (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 13849

• Home prices YoY: 32.7%
• Active inventory: 37
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $137

Break-even live

Break-even rent $1,278

Max offer price $150,000

Occupancy floor 86%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending 692-char remark
2. 2026-05-07
   listed $150,000 Active 692-char remark
3. 2023-02-23
   soldstatus $40,000

ⓘ 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: $1,925 · $160/mo
• Projected year-2 tax: $2,230 · $186/mo
• Expected delta: +$305/yr (+$25/mo · 15.8%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,418
• − Mortgage interest: −$8,402
• − Property taxes: −$1,925
• − Insurance: −$750
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$4,364
• Taxable loss: −$810
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $1,840/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: Otego-Unadilla Central School District
• NCES district ID: 3629240
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $47,590
• Composite: 31.77/100
• National rank: #5896
• State rank: #547 of 590 in NY

Livability — Unadilla

• Score: 60/100
• State rank: #950
• US rank: #18482

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): 4,351

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2%
• Common ancestry: Iranian 5% Slovak 3% Romanian 3%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▲ 82.22%
• Current HPI: 333.8209
• 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

+275.0% since first listed

3 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-05-07 Listed $150,000 UNYREIS
• 2023-02-23 Sold (Public Records) $40,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,925 · +4.0% YoY. Source: county tax records.