58 Maple St · Oneonta, NY 13820

$299,900

12 bd · 16.0 ba · 3,420 sqft · MultiFamily public records · 201 Days on market

Built 1900 Fair condition 6,970 sqft lot $88/sqft · 30% below area Est $431k · 30% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This 4 UNIT INVESTMENT PROPERTY has 3 one bedroom apartments and 1 studio apartment. UPDATES TO KITHCENS and BATHS have been done. APT 1 is spacious with a large eat-in kitchen, nice size living room and bedroom with direct access to an enclosed back porch ($900/month). APT 2/Studio has an eat-in kitchen with granite counter tops (vacant). APT 3 has been FULLY RENOVATED with new flooring, paint, bathroom and updated kitchen (vacant). APT 4 is a one bedroom apt with eat-in kitchen ($800/month). Tenants pay their own electric. Rents include water, heat, hot water, snow removal and lawn care. Out back there is a small yard and a CARRIAGE BARN/GARAGE with OFF STREET PARKING. You can't beat the location with this one. A few blocks from downtown, State University at Oneonta, Wilber Park and its across the street from the bus stop. Rents could be higher! Vacant apartments could easily be rented. Current Certificate of Compliance (conditional/porch repairs required). Current income $20,400/yr.

Key facts

• Fully renovated
• Carriage barn
• Off street parking

Tags

• UPDATES TO KITCHENS
• UPDATES TO BATHS
• EAT-IN KITCHEN
• FULLY RENOVATED
• CARRIAGE BARN
• OFF STREET PARKING

🏷️ Possibly a rental listed for sale. The $299,900 price doesn't fit this home's estimated sale value (~$431,401) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3×3bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $300k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $470/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 5.2% 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.
• Zoned schools: Greater Plains Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 284 students, 40% FRL); Oneonta Middle School (math 28% / reading 56%, grade D-, #379 of 729 statewide, top 54%, 378 students, 44% FRL); Oneonta Senior High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 502 students, 37% FRL).
• Market conditions: 168 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 $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $260k; 15% 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 $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.84%
• DSCR: 2.19
• GRM: 4.8

CMA / ARV

• ARV (median comp): $431,401
• List price: $299,900
• Delta: -30.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57-59 Maple St	0.04mi	10/6.0 (-2)	3,800 (+11%)	10mo	$310,000	$82	51
46 Church St	0.41mi	10/4.5 (-2)	3,768 (+10%)	2mo	$290,000	$77	42
60-62 Maple St	0.01mi	11/5.0 (-1)	2,600 (-24%)	36mo	$300,000	$115	34
60 Maple St	0.01mi	11/4.5 (-1)	2,600 (-24%)	56mo	$420,000	$162	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 44.6%
• Equity multiple: 4.37×
• Total profit: $283,123
• Equity at exit: $270,174

10-year hold

• IRR: 38.6%
• Equity multiple: 9.81×
• Total profit: $739,970
• Equity at exit: $582,640

Cash invested: $83,972 (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 13820

• Home prices YoY: 22.7%
• Active inventory: 168
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $5,154 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$496 /mo · $5,947/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,082
• Net cashflow: $1,878

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,101
1× unit	1	1	$1,054
Total (4 units)			$5,154

Break-even live

Break-even rent $2,776

Max offer price $299,900

Occupancy floor 59%

Sensitivity live

Price	-10% $2,048	-5% $1,963	+0% $1,878	+5% $1,794	+10% $1,709
Rent	-10% $1,471	-5% $1,675	+0% $1,878	+5% $2,082	+10% $2,286
Rate	-1.0pp $2,029	-0.5pp $1,955	base $1,878	+0.5pp $1,801	+1.0pp $1,722

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: $74,975
• Closing costs: $8,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Market St Oneonta, NY	2.0	1.0	400	$1,400	$3.50	93d	1	0.70mi
514-516 Main St Unit 3 Oneonta, NY	2.0	1.0	700	$950	$1.36	93d	1	0.89mi
514-516 Main St Unit 4 Oneonta, NY	2.0	1.0	700	$980	$1.40	93d	1	0.89mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	93d	1	0.99mi
15881 State Highway 8 Masonville, NY	4.0	1.0	1500	$1,250	$0.83	93d	1	1.28mi
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	93d	1	1.33mi

Listing history 50 events

1. 2026-08-08
   days on market $299,900 Active 201 DOM
2. 2026-08-07
   days on market $299,900 Active 200 DOM
3. 2026-08-06
   days on market $299,900 Active 199 DOM
4. 2026-08-05
   days on market $299,900 Active 198 DOM
5. 2026-08-04
   days on market $299,900 Active 197 DOM
6. 2026-08-03
   days on market $299,900 Active 196 DOM
7. 2026-07-31
   days on market $299,900 Active 193 DOM
8. 2026-07-30
   days on market $299,900 Active 192 DOM
9. 2026-07-29
   days on market $299,900 Active 191 DOM
10. 2026-07-27
    days on market $299,900 Active 189 DOM
11. 2026-07-25
    days on market $299,900 Active 187 DOM
12. 2026-07-24
    days on market $299,900 Active 186 DOM
13. 2026-07-23
    days on market $299,900 Active 185 DOM
14. 2026-07-22
    days on market $299,900 Active 184 DOM
15. 2026-07-21
    days on market $299,900 Active 183 DOM
16. 2026-07-18
    days on market $299,900 Active 180 DOM
17. 2026-07-17
    days on market $299,900 Active 178 DOM
18. 2026-07-15
    days on market $299,900 Active 177 DOM
19. 2026-07-14
    days on market $299,900 Active 176 DOM
20. 2026-07-13
    days on market $299,900 Active 175 DOM
21. 2026-07-12
    days on market $299,900 Active 174 DOM
22. 2026-07-11
    days on market $299,900 Active 173 DOM
23. 2026-07-11
    days on market $299,900 Active 172 DOM
24. 2026-07-09
    days on market $299,900 Active 171 DOM
25. 2026-07-08
    days on market $299,900 Active 170 DOM
26. 2026-07-07
    days on market $299,900 Active 169 DOM
27. 2026-07-06
    days on market $299,900 Active 168 DOM
28. 2026-07-05
    days on market $299,900 Active 167 DOM
29. 2026-07-04
    days on market $299,900 Active 166 DOM
30. 2026-07-03
    days on market $299,900 Active 165 DOM
31. 2026-07-03
    days on market $299,900 Active 164 DOM
32. 2026-07-01
    days on market $299,900 Active 163 DOM
33. 2026-06-30
    days on market $299,900 Active 162 DOM
34. 2026-06-29
    days on market $299,900 Active 161 DOM
35. 2026-06-28
    days on market $299,900 Active 160 DOM
36. 2026-06-27
    days on market $299,900 Active 159 DOM
37. 2026-06-26
    days on market $299,900 Active 157 DOM
38. 2026-06-22
    days on market $299,900 Active 154 DOM
39. 2026-06-21
    days on market $299,900 Active 153 DOM
40. 2026-06-19
    days on market $299,900 Active 151 DOM
41. 2026-06-18
    days on market $299,900 Active 150 DOM
42. 2026-06-17
    days on market $299,900 Active 149 DOM
43. 2026-06-16
    days on market $299,900 Active 148 DOM
44. 2026-06-15
    days on market $299,900 Active 147 DOM
45. 2026-06-14
    days on market $299,900 Active 145 DOM
46. 2026-06-12
    days on market $299,900 Active 144 DOM
47. 2026-06-09
    days on market $299,900 Active 141 DOM
48. 2026-06-08
    days on market $299,900 Active 140 DOM
49. 2026-06-07
    days on market $299,900 Active 139 DOM
50. 2026-06-07
    days on market $299,900 Active 138 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: $5,947 · $496/mo
• Projected year-2 tax: $5,947 · $496/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 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥93°F today · 18 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: $61,848
• − Mortgage interest: −$16,799
• − Property taxes: −$5,947
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,948
• − Management: −$4,948
• − Depreciation: −$8,724
• Taxable income: $18,982
• Est. tax owed @ 24.0%: −$4,556
• After-tax cash flow: $17,985/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 Est. rehab $85,500–$153,900 screening

This multi-family property requires moderate rehabilitation, focusing on painting, landscaping, and kitchen updates to improve its resale and rental value.

Repairs flagged

• Major Paint — Paint appears faded and uneven
• Moderate Siding — Siding is weathered and could benefit from repainting

Value-add opportunities

• Both Painting and repainting — Improves curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Kitchen updates — Modernizes kitchens and attracts more tenants ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Valleyview Elementary School D- NY #1,195/2,108 Nat'l #14,504/41,679 Middle Oneonta Middle School D- NY #379/729 Nat'l #5,398/14,009 High Oneonta Senior High School A NY #409/1,100 Nat'l #817/17,239

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

B Composite livability gradescore 75/100

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 · 57,987 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: 10% of renters

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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%

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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%

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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

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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

+42.9% since first listed

11 events — show timeline

• 2026-01-19 Listed $299,900 UNYREIS
• 2023-03-13 Sold (Public Records) $260,000 Public Records
• 2023-03-09 Sold (MLS) $260,000 UNYREIS
• 2023-02-21 Listed — UNYREIS
• 2022-10-12 Listed $269,900 UNYREIS
• 2018-03-01 Sold (Public Records) $170,000 Public Records
• 2018-02-26 Sold (MLS) $170,000 UNYREIS
• 2017-10-27 Listed $180,000 UNYREIS
• 2014-07-23 Listing Removed — UNYREIS
• 2013-10-28 Listed $179,000 UNYREIS
• 2011-07-28 Listed $209,900 UNYREIS

Property tax history

+1.2%/yr

Latest (2025): $5,947 · +5.7% YoY. Source: county tax records.