8 Temple St · Owego, NY 13827

$145,000

3 bd · 1.0 ba · 1,573 sqft · SingleFamily · 36 Days on market

Built 1910 Fair condition 6,969 sqft lot $92/sqft · 11% above area Est $131k · 11% over

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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 +19.6/30.0
• Appreciation +9.1/10.0
• DSCR +6.2/10.0
• Schools +5.3/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Charming and affordable 3-bedroom, 1-bath two-story home in the heart of the Village of Owego! This classic red home offers over 1,500 square feet of living space, blending timeless character with everyday functionality. Step inside to find a spacious living room, a generously sized kitchen, and the convenience of first-floor laundry and a main-level bedroom. Upstairs, you’ll find two additional bedrooms with ample space and natural light. The home sits on a manageable 0.16-acre lot with a gentle rise from the road, offering privacy and curb appeal. Enjoy relaxing on the covered front porch, and take advantage of public utilities, natural gas, and multiple heating options. With a full

Key facts

• Covered front porch
• Main level bedroom
• First floor laundry

Tags

• TWO STORY HOME
• SPACIOUS LIVING ROOM
• GENEROUSLY SIZED KITCHEN
• FIRST FLOOR LAUNDRY
• MAIN LEVEL BEDROOM
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Shake siding
• Exterior features: Covered porch

Interior

• Kitchen: Range; Free-standing range; Refrigerator; Gas water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Forced air heating; No central cooling
• Interior features: High speed internet available; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.3% in Owego — 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 76/100 on livability (#214 in NY, #3,289 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Owego-Apalachin Central School District (town): math 62% / reading 62% proficiency, ranked #204 of 590 in NY (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 65 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.1% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 8186% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $130,856
• List price: $145,000
• Delta: 10.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Temple St	0.00mi	3/1.0	1,573 (0%)	7mo	$90,000	$57	94
88 Southside Dr	0.64mi	3/1.0	1,556 (-1%)	1mo	$170,000	$109	68
69 Front St	0.21mi	3/1.5	1,696 (+8%)	10mo	$243,000	$143	67
106 Chestnut St St	0.31mi	3/1.0	1,736 (+10%)	10mo	$90,000	$52	60
102 Orchard Ave	0.74mi	3/2.0	1,604 (+2%)	1mo	$225,000	$140	58
4 West Ave	0.36mi	3/1.0	1,368 (-13%)	4mo	$75,000	$55	58
133 Delphine St	0.53mi	2/2.0 (-1)	1,552 (-1%)	10mo	$94,340	$61	55
26 Talcott St	0.51mi	3/1.0	1,718 (+9%)	10mo	$149,484	$87	52
249 Erie St	0.74mi	3/1.5	1,416 (-10%)	7mo	$145,000	$102	41
94 Talcott St	0.62mi	3/1.0	1,348 (-14%)	8mo	$129,000	$96	41
14 Orchard Ave	0.70mi	3/1.5	1,400 (-11%)	9mo	$222,000	$159	40
4 Orchard Ave	0.66mi	4/2.0 (+1)	1,782 (+13%)	2mo	$255,000	$143	36

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

Projected returns pro-forma

8.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.76×
• Total profit: $71,384
• Equity at exit: $111,226

10-year hold

• IRR: 21.8%
• Equity multiple: 5.91×
• Total profit: $199,305
• Equity at exit: $221,808

Cash invested: $40,600 (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 13827

• Home prices YoY: 3.2%
• Active inventory: 65
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $167

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 84%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-31
   days on market $145,000 Active 36 DOM
2. 2026-05-30
   days on market $145,000 Active 35 DOM
3. 2026-04-26
   listed $145,000 Active 960-char remark

ⓘ 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 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $17,756
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$4,218
• Taxable loss: −$325
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $2,081/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 · 2 photos

Fair 45/100 Moderate rehab

The home requires minor repairs and maintenance, including painting and landscaping, to improve its curb appeal and rental value.

Repairs flagged

• Minor Painting — Exterior siding appears faded
• Minor Landscaping — Some overgrown vegetation

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and property value
• Rental Landscaping improvements — Attracts tenants and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Exterior siding appears faded	Minor	$500–3,000
Landscaping · Some overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal and property value ↑
• Rental Landscaping improvements — Attracts tenants and enhances property 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: Owego-Apalachin Central School District
• NCES district ID: 3622170
• Math proficiency: 62% ▼ -1.00%
• Reading proficiency: 62% ▲ 6.00%
• Median HH income: $57,425
• Composite: 53.45/100
• National rank: #1464
• State rank: #204 of 590 in NY

Livability — Owego

• Score: 76/100
• State rank: #214
• US rank: #3289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owego, NY
• Population (ZIP): 11,713

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.11%
• Current HPI: 259.9605
• 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

-98.8% since first listed

2 events — show timeline

• 2026-05-27 Listed for Rent $1,750 GBAOR
• 2026-04-26 Listed $145,000 GBAOR