2070 State Highway 206 · Sidney, NY 13804

$73,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 19 Days on market

Built 1948 0.40 ac lot

---

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
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Endless potential at an AMAZING PRICE! Conveniently located just minutes from Sidney and easy access to I-88, outside features include a good-sized yard, attached garage w/ workshop space, and a front porch. Inside you will find 4 good-sized bedrooms, a full bath, kitchen w/ natural light, laundry room, formal dining room and living room. NEW ROOF (2013), NEW FURNACE (2010), NEW HOT WATER HEATER (2010), & NEW ELECTRIC PANEL (2010)! With a GREAT LAYOUT and major work done, just bring your updates and the possibilities are endless.

Key facts

• Peaceful location
• Functional layout
• 0.4 acre lot

Tags

• FUNCTIONAL LAYOUT
• DETACHED 2-CAR GARAGE
• PEACEFUL LOCATION

Property features AI

Exterior

• Parking: Detached garage; Two-car garage
• Utilities: Well water; Septic tank
• Home design: Single-story (1 story); Resale property
• Construction: Frame construction with wood siding; Shingle roof; Existing (previously built)
• Exterior features: Blacktop driveway; Rectangular residential lot; Road frontage on city street / main thoroughfare; Lot dimensions approximately 140 x 115

Interior

• Kitchen: Water heater listed with appliances (see remarks)
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating; Heating present (see remarks)
• Interior features: Eat-in kitchen; Main level primary bedroom; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#476 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, amenities F, commute F.
• Sidney Central School District (town): math 44% / reading 47% proficiency, ranked #462 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sidney Elementary School (math 41% / reading 50%, grade D-, #1,271 of 2,108 statewide, top 60%, 527 students, 52% FRL); Sidney Middle School (math 32% / reading 42%, grade F, #448 of 729 statewide, top 63%, 171 students, 53% FRL); Sidney High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 336 students, 48% FRL).
• Market conditions: 7 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($505 loan paydown + $6k appreciation (7.9% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,905 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.01% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.87%
• DSCR: 2.51
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.3%
• Equity multiple: 4.07×
• Total profit: $62,722
• Equity at exit: $54,764

10-year hold

• IRR: 39.9%
• Equity multiple: 8.71×
• Total profit: $157,502
• Equity at exit: $108,047

Cash invested: $20,440 (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 13804

• Home prices YoY: 2.4%
• Active inventory: 7
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$30
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $521

Break-even live

Break-even rent $804

Max offer price $73,000

Occupancy floor 59%

Sensitivity live

Price	-10% $563	-5% $542	+0% $521	+5% $501	+10% $480
Rent	-10% $406	-5% $463	+0% $521	+5% $579	+10% $637
Rate	-1.0pp $558	-0.5pp $540	base $521	+0.5pp $502	+1.0pp $483

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $73,000 Active 19 DOM
2. 2026-06-21
   days on market $73,000 Active 18 DOM
3. 2026-06-18
   days on market $73,000 Active 16 DOM
4. 2026-06-17
   days on market $73,000 Active 15 DOM
5. 2026-06-16
   days on market $73,000 Active 14 DOM
6. 2026-06-15
   pricedays on market $73,000 Active 13 DOM
7. 2026-06-13
   days on market $79,000 Active 11 DOM
8. 2026-06-12
   days on market $79,000 Active 10 DOM
9. 2026-06-09
   days on market $79,000 Active 7 DOM
10. 2026-06-08
    days on market $79,000 Active 6 DOM
11. 2026-06-07
    days on market $79,000 Active 5 DOM
12. 2026-06-07
    days on market $79,000 Active 4 DOM
13. 2026-06-03
    remarks 367-char remark
14. 2026-06-03
    listed $79,000 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: $1,996 · $166/mo
• Projected year-2 tax: $1,996 · $166/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 18 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: $17,565
• − Mortgage interest: −$4,089
• − Property taxes: −$1,996
• − Insurance: −$1,032
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,124
• Taxable income: $5,515
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $4,932/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: Sidney Central School District
• NCES district ID: 3626850
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $42,110
• Composite: 38.29/100
• National rank: #4232
• State rank: #462 of 590 in NY

Livability — Sidney

• Score: 69/100
• State rank: #476
• US rank: #8397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 266

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 2% Romanian 1% Slovak 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.86%
• Current HPI: 335.3024
• 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

+13.7% since first listed

7 events — show timeline

• 2026-06-02 Listed $79,000 WNYREIS
• 2018-07-05 Sold (Public Records) $50,000 Public Records
• 2018-07-03 Sold (MLS) $50,000 UNYREIS
• 2018-04-18 Listed $64,500 UNYREIS
• 2017-12-27 Listed $64,500 UNYREIS
• 2017-04-10 Listed $64,500 UNYREIS
• 2016-05-19 Listed $69,500 UNYREIS

Property tax history

+8.6%/yr

Latest (2025): $1,996 · +0.2% YoY. Source: county tax records.