36 Fox Hollow Rd · Cortland, NY 13045

$149,900

3 bd · 1.0 ba · 1,183 sqft · SingleFamily public records · 12 Days on market

Built 2005 0.47 ac lot Est $180k · 17% under

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Why this score? — see what drove the D+ 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 +9.5/30.0
• 1% rule +6.1/10.0
• Rent growth +4.6/5.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this 3-bedroom 2 full bath home priced below assessed value. Furnace and hot water heater new in 2024. Located in a very nice neighborhood, offering a large yard, deck open floor plan and lots more. Call today

Key facts

• 0.47 acre lot
• Built 2005
• Listed 12 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Block foundation
• Exterior features: Gravel driveway; Rectangular residential lot (approx. 0.467 acres, 101 x 200); City street frontage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Combined living and dining area; Main-level bedroom
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (8.2% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $138k (8.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#201 in NY, #3,105 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, commute F.
• Cortland City School District (town): math 49% / reading 54% proficiency, ranked #368 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Randall Middle School (math 48% / reading 48%, grade C-, #305 of 729 statewide, top 42%, 263 students, 59% FRL); Cortland High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 596 students, 42% FRL).
• Zoned-school proficiency averages 70% at this address vs 52% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Cortland City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.4%/yr); 141 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 45 units permitted in Cortland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cortland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price.

Recommended offer $137,535 (8.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.11% ✓
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $179,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Cedar St	0.39mi	3/1.5	1,176 (-1%)	0mo	$190,800	$162	79
7 Sunnyfield Dr	0.24mi	3/2.0	1,230 (+4%)	8mo	$160,000	$130	72
4 Cedar St	0.49mi	3/1.5	1,210 (+2%)	1mo	$184,000	$152	71
12 Brook Dr	0.55mi	3/1.0	1,156 (-2%)	3mo	$205,000	$177	68
45 Cedar St	0.36mi	2/1.0 (-1)	1,164 (-2%)	13mo	$220,000	$189	65
23 Cedar St	0.44mi	3/1.0	1,092 (-8%)	7mo	$100,000	$92	61
108 Pendleton St	0.35mi	3/2.0	1,256 (+6%)	10mo	$175,900	$140	60
3668 Page Green Rd	0.71mi	3/1.0	1,169 (-1%)	8mo	$175,000	$150	58
107 Pendleton St	0.33mi	3/1.0	1,344 (+14%)	14mo	$144,900	$108	51
80 Huntington St	0.30mi	2/1.0 (-1)	1,359 (+15%)	14mo	$127,000	$93	44
1368 E River Rd	0.73mi	3/1.0	1,088 (-8%)	10mo	$165,000	$152	44
3699 Page Green Rd	0.70mi	3/1.0	1,065 (-10%)	17mo	$185,400	$174	37

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.48×
• Total profit: $-21,826
• Equity at exit: $22,351

10-year hold

• IRR: 3.5%
• Equity multiple: 1.33×
• Total profit: $13,667
• Equity at exit: $12,961

Cash invested: $41,972 (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 13045

• Home prices YoY: -9.3%
• Rents YoY: 8.4%
• Active inventory: 141
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$786
• Tax from tax record: −$573 /mo · $6,877/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-104

Break-even live

Break-even rent $1,800

Max offer price $137,535

Occupancy floor —

Sensitivity live

Price	-10% $385	-5% $-61	+0% $-104	+5% $-146	+10% $-189
Rent	-10% $-236	-5% $-170	+0% $-104	+5% $-38	+10% $28
Rate	-1.0pp $-28	-0.5pp $-66	base $-104	+0.5pp $-143	+1.0pp $-182

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Kellogg Rd Cortland, NY	1.0–3.0	1.0–1.5	1070	$1,405	$1.31	45d	1	0.44mi
30 Randall St Cortland, NY	2.0	1.0	943	$1,500	$1.59	45d	1	0.46mi
109 Main St Unit 2 and 4 Cortland, NY	3.0	1.0	1200	$1,775	$1.48	45d	1	0.73mi
11 Clinton Ave Apt 1 Cortland, NY	3.0	1.5	750	$1,495	$1.99	45d	1	0.87mi
88 Clinton Ave Cortland, NY	3.0	1.0	1100	$1,600	$1.45	45d	1	0.90mi
31 James St Cortland, NY	3.0	1.5	1319	$3,600	$2.73	45d	1	0.94mi
11 Rickard St Unit 2 Cortland, NY	2.0	1.0	800	$1,400	$1.75	45d	1	0.95mi
211 Tompkins St Unit 6 Cortland, NY	3.0	1.0	1000	$1,350	$1.35	45d	1	1.41mi

Listing history 10 events

1. 2026-06-17
   status $149,900 Pending 12 DOM
2. 2026-06-16
   days on market $149,900 Active 12 DOM
3. 2026-06-15
   days on market $149,900 Active 11 DOM
4. 2026-06-14
   days on market $149,900 Active 9 DOM
5. 2026-06-12
   days on market $149,900 Active 8 DOM
6. 2026-06-09
   days on market $149,900 Active 5 DOM
7. 2026-06-09
   remarks 218-char remark
8. 2026-06-08
   days on market $149,900 Active 4 DOM
9. 2026-06-07
   days on market $149,900 Active 3 DOM
10. 2026-06-05
    listed $149,900 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $6,877 · $573/mo
• Projected year-2 tax: $6,877 · $573/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 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: $20,017
• − Mortgage interest: −$8,397
• − Property taxes: −$6,877
• − Insurance: −$750
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,361
• Taxable loss: −$3,569
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $-389/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: Cortland City School District
• NCES district ID: 3608460
• Math proficiency: 49% ▲ 6.00%
• Reading proficiency: 54% ▲ 17.00%
• Median HH income: $42,413
• Composite: 43.29/100
• National rank: #3041
• State rank: #368 of 590 in NY

Livability — Cortland

• Score: 77/100
• State rank: #201
• US rank: #3105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cortland, NY
• County: Cortland County · 28,361 people
• City population: 28,361
• Metro: Cortland, NY
• Population (ZIP): 28,361
• Household income: $69,961
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1488.0

Population outlook (Cortland County) Hauer SSP2

• Today (2025): 47,543 people
• By 2030: 46,107 · -3.0%
• By 2040: 43,122 · -9.3%
• By 2050: 40,216 · -15.4%
• By 2075: 34,717 · -27.0%
• By 2100: 28,953 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Cortland

• 2024 margin: Lean R (+6.4) · D 46.8% · R 53.2%
• 2008→2024 swing: -16.4pp toward R · 2008: 10.0pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+1.9 2016: R+6.7 2012: D+8.8 2008: D+10.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.78%
• Current HPI: 289.515
• Rent YoY: ▲ 8.37%
• Metro: Cortland, 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

+49.9% since first listed

2 events — show timeline

• 2026-06-04 Listed $149,900 CNYIS
• 2008-04-09 Sold (Public Records) $100,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $6,877 · +9.2% YoY. Source: county tax records.