3748 Main St · Burdett, NY 14818

$199,900

3 bd · 1.0 ba · 1,706 sqft · SingleFamily public records · 408 Days on market

Built 1900 0.38 ac lot $117/sqft · 39% below area Est $326k · 39% 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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Appreciation +7.6/10.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• DSCR +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to the Village of Burdett! This is a quaint area that holds lots of charm and is close to all the amenities! This home is in walking distance to all the cute shops and restaurants! Enjoy the space here with 4 bedrooms - 1 on the main level and 3 upstairs. Laundry is on the main floor too! There is a gorgeous kitchen and island with a never used range oven, and a new dishwasher. Bake lots of cookies and pies on the gourmet island all while next to the living room. Step down into the dining area and living room that is expansive! Plenty of room for all your guests to mingle! Just a few minutes to Watkins Glen, the Seneca Lake Wine Trail, and short drive to Ithaca. Not a house to miss!

Key facts

• Gorgeous kitchen
• New dishwasher
• Gourmet island

Tags

• WALKING DISTANCE TO SHOPS
• GORGEOUS KITCHEN
• NEVER USED RANGE OVEN
• NEW DISHWASHER
• GOURMET ISLAND
• EXPANSIVE DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (12.2% below list).
• Recommended offer: $176k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,048 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: health & safety D, schools D-, crime F.
• Watkins Glen Central School District (town): math 42% / reading 46% proficiency, ranked #472 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 52 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $10k appreciation (5.2% local appreciation)).
• Schuyler County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $169k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $175,549 (12.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 408 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 9.5

CMA / ARV

• ARV (median comp): $326,311
• List price: $199,900
• Delta: -38.74%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3905 Factory St	0.25mi	3/1.5	1,514 (-11%)	23mo	$42,000	$28	48

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

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.74×
• Total profit: $41,477
• Equity at exit: $115,951

10-year hold

• IRR: 12.6%
• Equity multiple: 3.34×
• Total profit: $130,700
• Equity at exit: $202,360

Cash invested: $55,972 (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 14818

• Home prices YoY: 1.7%
• Active inventory: 19
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$368 /mo · $4,421/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-113

Break-even live

Break-even rent $1,899

Max offer price $179,911

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-57	+0% $-113	+5% $-170	+10% $-226
Rent	-10% $-252	-5% $-182	+0% $-113	+5% $-44	+10% $26
Rate	-1.0pp $-12	-0.5pp $-62	base $-113	+0.5pp $-165	+1.0pp $-218

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $199,900 Active 408 DOM
2. 2026-06-18
   days on market $199,900 Active 406 DOM
3. 2026-06-17
   days on market $199,900 Active 405 DOM
4. 2026-06-16
   days on market $199,900 Active 404 DOM
5. 2026-06-15
   days on market $199,900 Active 403 DOM
6. 2026-06-13
   days on market $199,900 Active 401 DOM
7. 2026-06-12
   days on market $199,900 Active 400 DOM
8. 2026-06-09
   days on market $199,900 Active 397 DOM
9. 2026-06-08
   days on market $199,900 Active 396 DOM
10. 2026-06-07
    days on market $199,900 Active 395 DOM
11. 2026-06-07
    days on market $199,900 Active 394 DOM
12. 2026-06-04
    days on market $199,900 Active 391 DOM
13. 2026-06-02
    days on market $199,900 Active 390 DOM
14. 2026-06-01
    days on market $199,900 Active 389 DOM
15. 2026-05-31
    days on market $199,900 Active 388 DOM
16. 2026-02-12
    status Active 699-char remark

    Show marketing remark (699 chars)

    Welcome to the Village of Burdett! This is a quaint area that holds lots of charm and is close to all the amenities! This home is in walking distance to all the cute shops and restaurants! Enjoy the space here with 4 bedrooms - 1 on the main level and 3 upstairs. Laundry is on the main floor too! There is a gorgeous kitchen and island with a never used range oven, and a new dishwasher. Bake lots of cookies and pies on the gourmet island all while next to the living room. Step down into the dining area and living room that is expansive! Plenty of room for all your guests to mingle! Just a few minutes to Watkins Glen, the Seneca Lake Wine Trail, and short drive to Ithaca. Not a house to miss!

17. 2025-09-17
    historical Active Under Contract 699-char remark

    Show marketing remark (699 chars)

    Welcome to the Village of Burdett! This is a quaint area that holds lots of charm and is close to all the amenities! This home is in walking distance to all the cute shops and restaurants! Enjoy the space here with 4 bedrooms - 1 on the main level and 3 upstairs. Laundry is on the main floor too! There is a gorgeous kitchen and island with a never used range oven, and a new dishwasher. Bake lots of cookies and pies on the gourmet island all while next to the living room. Step down into the dining area and living room that is expansive! Plenty of room for all your guests to mingle! Just a few minutes to Watkins Glen, the Seneca Lake Wine Trail, and short drive to Ithaca. Not a house to miss!

18. 2025-09-04
    price $199,900 699-char remark

    Show marketing remark (699 chars)

    Welcome to the Village of Burdett! This is a quaint area that holds lots of charm and is close to all the amenities! This home is in walking distance to all the cute shops and restaurants! Enjoy the space here with 4 bedrooms - 1 on the main level and 3 upstairs. Laundry is on the main floor too! There is a gorgeous kitchen and island with a never used range oven, and a new dishwasher. Bake lots of cookies and pies on the gourmet island all while next to the living room. Step down into the dining area and living room that is expansive! Plenty of room for all your guests to mingle! Just a few minutes to Watkins Glen, the Seneca Lake Wine Trail, and short drive to Ithaca. Not a house to miss!

19. 2025-07-07
    price $225,000 699-char remark

    Show marketing remark (699 chars)

    Welcome to the Village of Burdett! This is a quaint area that holds lots of charm and is close to all the amenities! This home is in walking distance to all the cute shops and restaurants! Enjoy the space here with 4 bedrooms - 1 on the main level and 3 upstairs. Laundry is on the main floor too! There is a gorgeous kitchen and island with a never used range oven, and a new dishwasher. Bake lots of cookies and pies on the gourmet island all while next to the living room. Step down into the dining area and living room that is expansive! Plenty of room for all your guests to mingle! Just a few minutes to Watkins Glen, the Seneca Lake Wine Trail, and short drive to Ithaca. Not a house to miss!

20. 2025-06-01
    price $235,000 699-char remark

    Show marketing remark (699 chars)

    Welcome to the Village of Burdett! This is a quaint area that holds lots of charm and is close to all the amenities! This home is in walking distance to all the cute shops and restaurants! Enjoy the space here with 4 bedrooms - 1 on the main level and 3 upstairs. Laundry is on the main floor too! There is a gorgeous kitchen and island with a never used range oven, and a new dishwasher. Bake lots of cookies and pies on the gourmet island all while next to the living room. Step down into the dining area and living room that is expansive! Plenty of room for all your guests to mingle! Just a few minutes to Watkins Glen, the Seneca Lake Wine Trail, and short drive to Ithaca. Not a house to miss!

21. 2025-05-22
    price $240,000 699-char remark

    Show marketing remark (699 chars)

    Welcome to the Village of Burdett! This is a quaint area that holds lots of charm and is close to all the amenities! This home is in walking distance to all the cute shops and restaurants! Enjoy the space here with 4 bedrooms - 1 on the main level and 3 upstairs. Laundry is on the main floor too! There is a gorgeous kitchen and island with a never used range oven, and a new dishwasher. Bake lots of cookies and pies on the gourmet island all while next to the living room. Step down into the dining area and living room that is expansive! Plenty of room for all your guests to mingle! Just a few minutes to Watkins Glen, the Seneca Lake Wine Trail, and short drive to Ithaca. Not a house to miss!

22. 2025-05-09
    listed $250,000 Active 699-char remark

    Show marketing remark (699 chars)

    Welcome to the Village of Burdett! This is a quaint area that holds lots of charm and is close to all the amenities! This home is in walking distance to all the cute shops and restaurants! Enjoy the space here with 4 bedrooms - 1 on the main level and 3 upstairs. Laundry is on the main floor too! There is a gorgeous kitchen and island with a never used range oven, and a new dishwasher. Bake lots of cookies and pies on the gourmet island all while next to the living room. Step down into the dining area and living room that is expansive! Plenty of room for all your guests to mingle! Just a few minutes to Watkins Glen, the Seneca Lake Wine Trail, and short drive to Ithaca. Not a house to miss!

23. 2019-11-27
    soldstatus $169,000
24. 2019-05-29
    listed $175,000
25. 2019-05-29
    listed $175,000
26. 2016-09-24
    historical
27. 2016-01-26
    listed $139,000

ⓘ 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: $4,421 · $368/mo
• Projected year-2 tax: $4,421 · $368/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $21,066
• − Mortgage interest: −$11,198
• − Property taxes: −$4,421
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$5,815
• Taxable loss: −$4,738
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $-221/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: Watkins Glen Central School District
• NCES district ID: 3630240
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $47,157
• Composite: 37.53/100
• National rank: #4395
• State rank: #472 of 590 in NY

Livability — Burdett

• Score: 58/100
• State rank: #1048
• US rank: #20801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burdett, NY
• Population (ZIP): 1,819

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 17,999 people
• By 2030: 17,676 · -1.8%
• By 2040: 16,586 · -7.9%
• By 2050: 15,322 · -14.9%
• By 2075: 13,004 · -27.8%
• By 2100: 10,752 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Portuguese 7% Slovak 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Schuyler

• 2024 margin: Strong R (+21.0) · D 39.5% · R 60.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+17.6 2016: R+28.7 2012: R+7.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.22%
• Current HPI: 308.3893
• 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

+43.8% since first listed

12 events — show timeline

• 2026-02-12 Relisted — UNYREIS
• 2025-09-17 Contingent — UNYREIS
• 2025-09-04 Price Changed $199,900 UNYREIS
• 2025-07-07 Price Changed $225,000 UNYREIS
• 2025-06-01 Price Changed $235,000 UNYREIS
• 2025-05-22 Price Changed $240,000 UNYREIS
• 2025-05-09 Listed $250,000 UNYREIS
• 2019-11-27 Sold (MLS) $169,000 UNYREIS
• 2019-05-29 Listed $175,000 UNYREIS
• 2019-05-29 Listed $175,000 IBRMLS
• 2016-09-24 Listing Removed — UNYREIS
• 2016-01-26 Listed $139,000 UNYREIS

Property tax history

+4.8%/yr

Latest (2025): $4,421 · +5.4% YoY. Source: county tax records.