2-6 Reynolds Ave · Oneonta, NY 13820

$179,000

6 bd · 3.0 ba · 4,104 sqft · SingleFamily · 21 Days on market

Built 1900 Fair condition 3,484 sqft lot

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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 +22.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Coming to the table with a cap-rate of over 14% this 3-unit investment property right in the heart of downtown Oneonta, is a must have for any portfolio! Located super close to all of the shopping, restaurants, and entertainment that Oneonta has to offer. Close to Hartwick College, SUNY Oneonta, and Cooperstown All-Star Village opens up the potential for additional income streams. With an excellent rental history and a current annual income of almost $37,000, this would be an excellent addition to a portfolio of any size.

Key facts

• 3,484 sq ft lot
• Built 1900
• Listed 20 days

Property features AI

Finance

• Other: Property assessed and taxed (financial specifics omitted)
• Financial info: Six total units (building); Three separate units in the immediate community listing; Unit rents reported: 3-bed unit $1,400; 2-bed unit $950; 1-bed unit $725; Operating expense details: see remarks; Owner pays snow removal, trash collection, and water (per rental information)

Exterior

• Parking: Gravel parking area
• Utilities: Public water connected; Sewer connected; Individual electric and gas meters for units
• Home design: Multi-unit property with 2 stories; Resale condition
• Construction: Frame construction; Metal and shingle roofing; Existing structure
• Exterior features: Rectangular lot (approx. 50 x 178); Gravel parking

Interior

• Kitchen: Gas water heater
• Bedrooms: Units include 3-bedroom, 2-bedroom and 1-bedroom layouts (unit-level details shown under Multi-Unit)
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: Three full bathrooms (building total); Individual units have full bathrooms
• Heating & cooling: Gas forced-air heating; Heating present (see remarks)
• Interior features: Full dirt-floor basement; Blown-in insulation; Hardwood, vinyl, and varied flooring
• Laundry & utility: Separate utility meters for each unit (individual electric and gas meters)

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.4%
• Equity multiple: 3.32×
• Total profit: $116,294
• Equity at exit: $161,257

10-year hold

• IRR: 25.5%
• Equity multiple: 7.54×
• Total profit: $327,759
• Equity at exit: $347,758

Cash invested: $50,120 (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 13820

• Home prices YoY: 22.7%
• Active inventory: 118
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $295

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 80%

Sensitivity live

Price	-10% $419	-5% $357	+0% $295	+5% $233	+10% $171
Rent	-10% $142	-5% $218	+0% $295	+5% $371	+10% $448
Rate	-1.0pp $385	-0.5pp $340	base $295	+0.5pp $248	+1.0pp $201

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $179,000 Active 21 DOM
2. 2026-06-18
   days on market $179,000 Active 20 DOM
3. 2026-06-17
   days on market $179,000 Active 19 DOM
4. 2026-06-16
   days on market $179,000 Active 18 DOM
5. 2026-06-15
   days on market $179,000 Active 17 DOM
6. 2026-06-14
   days on market $179,000 Active 15 DOM
7. 2026-06-12
   days on market $179,000 Active 14 DOM
8. 2026-06-09
   days on market $179,000 Active 11 DOM
9. 2026-06-08
   days on market $179,000 Active 10 DOM
10. 2026-06-07
    days on market $179,000 Active 9 DOM
11. 2026-06-07
    days on market $179,000 Active 8 DOM
12. 2026-06-02
    days on market $179,000 Active 4 DOM
13. 2026-06-01
    days on market $179,000 Active 3 DOM
14. 2026-05-31
    days on market $179,000 Active 2 DOM
15. 2026-05-29
    listed $179,000 Active
16. 2026-05-03
    historical
17. 2026-04-20
    price $189,000
18. 2026-03-04
    price $195,000
19. 2026-02-03
    listed $249,750 Active
20. 2025-12-20
    historical
21. 2025-12-09
    price $249,750
22. 2025-10-22
    listed $289,000 Active
23. 2005-09-06
    historical
24. 2005-08-29
    listed $105,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 19 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: $23,268
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$5,207
• Taxable income: $731
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $3,362/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 3-unit property requires moderate renovations, focusing on exterior and interior updates, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls/paint — No photos of interior walls/paint
• Major kitchen and bathrooms — No photos of kitchen and bathrooms

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both paint interior walls — Improves interior appearance and rental appeal
• Both update kitchen and bathrooms — Modernizes spaces and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
kitchen and bathrooms · No photos of kitchen and bathrooms	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both paint interior walls — Improves interior appearance and rental appeal ↑
• Both update kitchen and bathrooms — Modernizes spaces and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+70.5% since first listed

10 events — show timeline

• 2026-05-29 Listed $179,000 UNYREIS
• 2026-05-03 Listing Removed — UNYREIS
• 2026-04-20 Price Changed $189,000 UNYREIS
• 2026-03-04 Price Changed $195,000 UNYREIS
• 2026-02-03 Listed $249,750 UNYREIS
• 2025-12-20 Listing Removed — UNYREIS
• 2025-12-09 Price Changed $249,750 UNYREIS
• 2025-10-22 Listed $289,000 UNYREIS
• 2005-09-06 Listing Removed — UNYREIS
• 2005-08-29 Listed $105,000 UNYREIS