293 Lockwood Hill Rd · Unadilla, NY 13849

$79,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 7 Days on market

Built 1970 4.69 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BRING YOUR TOOLS AND IDEAS! A great opportunity to work on a home located in a nice secluded area. There are several outbuildings that include a horse barn w/ several bays and a creek running through. Grab your toolbox and make this place a Gem. Home being sold AS IS

Key facts

• Raising livestock
• Pond
• Open field

Tags

• NICE SIZE BARN
• NUMEROUS OUTBUILDINGS
• WOODED PROPERTY
• POND
• OPEN FIELD
• RAISING LIVESTOCK

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank
• Home design: Single-story home; Existing structure; Wood siding
• Construction: Wood siding exterior; Foundation: poured, pillar/post/pier, and slab
• Exterior features: Gravel driveway; Rural, rectangular agricultural lot (approx. 4.69 acres, dimensions 424 x 335)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating details: see remarks
• Interior features: Eat-in kitchen; Separate/formal living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 17.0% 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: 36 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 $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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.
• Current owner paid $40k; list at $80k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.00% ✓
• Cap rate: 16.96%
• Cash-on-cash: 38.11%
• DSCR: 2.70
• GRM: 4.2

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: 50.8%
• Equity multiple: 4.78×
• Total profit: $84,596
• Equity at exit: $71,980

10-year hold

• IRR: 44.4%
• Equity multiple: 10.70×
• Total profit: $216,995
• Equity at exit: $155,228

Cash invested: $22,372 (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: 36
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $644

Break-even live

Break-even rent $783

Max offer price $79,900

Occupancy floor 55%

Sensitivity live

Price	-10% $699	-5% $672	+0% $644	+5% $616	+10% $589
Rent	-10% $518	-5% $581	+0% $644	+5% $707	+10% $770
Rate	-1.0pp $684	-0.5pp $664	base $644	+0.5pp $623	+1.0pp $602

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $79,900 Active 7 DOM
2. 2026-06-18
   days on market $79,900 Active 6 DOM
3. 2026-06-17
   days on market $79,900 Active 5 DOM
4. 2026-06-16
   days on market $79,900 Active 4 DOM
5. 2026-06-15
   days on market $79,900 Active 3 DOM
6. 2026-06-13
   remarks 421-char remark
7. 2026-06-13
   listed $79,900 Active 1 DOM

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,179
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$2,324
• Taxable income: $6,915
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $6,068/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

+100.3% since first listed

3 events — show timeline

• 2026-06-11 Listed $79,900 UNYREIS
• 2008-12-19 Sold (MLS) $40,500 UNYREIS
• 2008-11-18 Listed $39,900 UNYREIS