1329 Owego Rd Rd · Owego, NY 13827

$160,000

4 bd · 1.5 ba · 1,580 sqft · SingleFamily public records · 1 Days on market

Built 1949 3.38 ac lot Est $174k · 8% 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).

• Cash flow +13.9/30.0
• ARV discount +11.1/15.0
• Appreciation +9.1/10.0
• 1% rule +5.3/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Private 3.38 ac w/ 2 story house w/ good bones; Make it your own; New metal roof 2025;New Trex deck w/ metal railing off the Laundry rm 7'9" x 5'6"; Enclosed front porch w/ HW floors 20'8" x 10'; ALL APPLIANCES ARE AS IS; 1 car attached garage W/ opener AS IS and NO REMOTES ARE AVAILABLE; Walk up floored attic; Gas in the house; Heating is GFHA furnace and with a wood burning furnace for backup; Septic and well; Covered front porch AS IS 6'8" x 3'10"; 2 work benches in the basement; 2025 2nd floor bedrooms freshly painted; Bow windows

Key facts

• Wood burning furnace
• Metal roof
• Gas in the house

Tags

• METAL ROOF
• TREX DECK
• ENCLOSED FRONT PORCH
• WALK UP FLOORED ATTIC
• GAS IN THE HOUSE
• WOOD BURNING FURNACE

Property features AI

Finance

• Other: Rural Residential zoning

Exterior

• Parking: Attached garage (1 space); Carport (1 space)
• Utilities: Well water; Septic tank
• Home design: Single family residence; Two-story; Residential property
• Construction: Concrete perimeter foundation; Other construction materials
• Exterior features: Deck; Enclosed porch; Porch; Level lot with views; Workshop on property

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas forced air heating; No central cooling
• Interior features: Storm and insulated windows; Exhaust fan; Free-standing range; Range hood; Gas water heater
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $19 ($222/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 6.4% vs local median 5.3% in Owego — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Candor Central School District (rural): math 26% / reading 45% proficiency, ranked #551 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Candor Elementary School (math 17% / reading 42%, grade F, #1,729 of 2,108 statewide, top 84%, 400 students, 46% FRL).
• 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 $14k of equity ($1k loan paydown + $13k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $160k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $173,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1249 Owego Rd	0.33mi	3/1.5 (-1)	1,388 (-12%)	20mo	$153,000	$110	42

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: 20.6%
• Equity multiple: 2.53×
• Total profit: $68,334
• Equity at exit: $122,733

10-year hold

• IRR: 19.1%
• Equity multiple: 5.41×
• Total profit: $197,710
• Equity at exit: $244,754

Cash invested: $44,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$382 /mo · $4,581/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $19

Break-even live

Break-even rent $1,630

Max offer price $160,000

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $64	+0% $19	+5% $-27	+10% $-72
Rent	-10% $-112	-5% $-47	+0% $19	+5% $84	+10% $149
Rate	-1.0pp $99	-0.5pp $59	base $19	+0.5pp $-23	+1.0pp $-65

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-05-04
   listed $160,000 Active
3. 2020-06-24
   soldstatus $85,000

ⓘ 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: $4,581 · $382/mo
• Projected year-2 tax: $4,581 · $382/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 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: $19,839
• − Mortgage interest: −$8,962
• − Property taxes: −$4,581
• − Insurance: −$800
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$4,655
• Taxable loss: −$2,334
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $783/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: Candor Central School District
• NCES district ID: 3606420
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 45% ▲ 17.00%
• Median HH income: $51,707
• Composite: 30.85/100
• National rank: #6129
• State rank: #551 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

• 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

+88.2% since first listed

3 events — show timeline

• 2026-05-05 Pending — GBAOR
• 2026-05-04 Listed $160,000 GBAOR
• 2020-06-24 Sold (Public Records) $85,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,581 · +18.7% YoY. Source: county tax records.