20 Maple St · Milford, NY 13807

$199,900

3 bd · 2.0 ba · 2,083 sqft · SingleFamily · 38 Days on market

Built 1910 Fair condition 0.48 ac lot $96/sqft · 13% below area Est $229k · 13% under ↓ 18% since listing

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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 +14.4/30.0
• ARV discount +13.2/15.0
• Appreciation +8.9/10.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to this Charming Home situated in the heart of the Village of Milford — just steps from Milford Central School and Wilber Park! Enjoy the best of village living with plenty of space and privacy, both indoors and out. With over 2000 sq ft the home has an open kitchen, dedicated dining area with pellet stove, and a spacious living room. On the main level there is an updated full bathroom, laundry room, and great bonus room leading to the back patio and pool. Upstairs you’ll find 3 good-sized bedrooms and an updated full bathroom. Additional highlights include a New Roof (2024), Central Air-Conditioning, On-Demand Hot Water System, and Updated Appliances. This nearly half-a

Key facts

• Laundry room
• Pellet stove
• Open kitchen

Tags

• OPEN KITCHEN
• DEDICATED DINING AREA
• PELLET STOVE
• SPACIOUS LIVING ROOM
• UPDATED FULL BATHROOM
• LAUNDRY ROOM

Property features AI

Exterior

• Parking: Detached garage with electricity and workshop space; Approximately 1.5 garage spaces
• Utilities: Public water connected; Septic tank sewer
• Home design: Two-story home; Resale property; Shingle roof
• Construction: Vinyl siding; Foam spray insulation; Stone foundation; Existing (previously built)
• Exterior features: Fully fenced yard; Covered patio/porch; Patio; Porch; Above-ground pool; Gravel driveway

Interior

• Kitchen: Gas cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: Total rooms include bedroom spaces (10 rooms total); Bonus room
• Flooring: Carpet; Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Ceiling fans; Country-style kitchen; Full basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Owned water softener; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $41 ($486/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (10.0% below list).
• Recommended offer: $180k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#691 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools C-, health & safety C-, commute D.
• Milford Central School District (rural): math 55% / reading 40% proficiency, ranked #507 of 755 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (7.8% 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 (7.8% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,000 (10.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 10% 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. 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?
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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $228,877
• List price: $199,900
• Delta: -12.66%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

7.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.47×
• Total profit: $82,094
• Equity at exit: $148,825

10-year hold

• IRR: 18.8%
• Equity multiple: 5.22×
• Total profit: $236,258
• Equity at exit: $292,558

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 13807

• Home prices YoY: 1.9%
• Active inventory: 12
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $41

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $179	-5% $110	+0% $41	+5% $-29	+10% $-98
Rent	-10% $-102	-5% $-31	+0% $41	+5% $112	+10% $183
Rate	-1.0pp $141	-0.5pp $91	base $41	+0.5pp $-11	+1.0pp $-64

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 S Main St Milford, NY	3.0	2.0	1424	$1,800	$1.26	44d	1	0.15mi

Listing history 21 events

1. 2026-06-19
   days on market $199,900 Active 38 DOM
2. 2026-06-18
   days on market $199,900 Active 37 DOM
3. 2026-06-17
   days on market $199,900 Active 36 DOM
4. 2026-06-16
   days on market $199,900 Active 35 DOM
5. 2026-06-15
   days on market $199,900 Active 34 DOM
6. 2026-06-14
   days on market $199,900 Active 32 DOM
7. 2026-06-12
   days on market $199,900 Active 31 DOM
8. 2026-06-09
   days on market $199,900 Active 28 DOM
9. 2026-06-08
   days on market $199,900 Active 27 DOM
10. 2026-06-07
    pricedays on market $199,900 Active 26 DOM
11. 2026-06-05
    days on market $220,000 Active 24 DOM
12. 2026-06-03
    days on market $220,000 Active 22 DOM
13. 2026-06-02
    days on market $220,000 Active 21 DOM
14. 2026-06-01
    days on market $220,000 Active 20 DOM
15. 2026-05-31
    days on market $220,000 Active 19 DOM
16. 2026-05-31
    days on market $220,000 Active 18 DOM
17. 2026-05-12
    listed $220,000 Active 1113-char remark
18. 2026-05-11
    historical
19. 2026-04-30
    price $220,000
20. 2026-02-20
    price $235,000
21. 2025-11-11
    listed $245,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥92°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: $21,600
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,815
• Taxable loss: −$2,867
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $1,174/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 · 1 photo

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, including painting, landscaping, and exterior siding repair. These updates would significantly enhance its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered and in need of repainting
• Moderate Interior walls/paint — Needs fresh paint to improve appearance
• Moderate Landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Painting — Fresh paint improves curb appeal and interior aesthetics
• Both Landscaping — Trimmed landscaping enhances curb appeal and property value
• Both Exterior siding repair — Repainting and repairing siding improves curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting	Moderate	$3,000–15,000
Interior walls/paint · Needs fresh paint to improve appearance	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Painting — Fresh paint improves curb appeal and interior aesthetics ↑
• Both Landscaping — Trimmed landscaping enhances curb appeal and property value ↑
• Both Exterior siding repair — Repainting and repairing siding improves curb appeal and 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: Milford Central School District
• NCES district ID: 3619350
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $49,927
• Composite: 42.86/100
• National rank: #6725
• State rank: #507 of 755 in NY

Livability — Milford

• Score: 65/100
• State rank: #691
• US rank: #13074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milford, NY
• Population (ZIP): 1,260

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Asian 5% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 11% Romanian 8% Iranian 5%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Tagalog/Filipino 3% Spanish 2% Other Asian/Pacific 1%

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: ▲ 7.78%
• Current HPI: 421.1413
• 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

-18.4% since first listed

6 events — show timeline

• 2026-06-06 Price Changed $199,900 UNYREIS
• 2026-05-12 Listed $220,000 UNYREIS
• 2026-05-11 Listing Removed — UNYREIS
• 2026-04-30 Price Changed $220,000 UNYREIS
• 2026-02-20 Price Changed $235,000 UNYREIS
• 2025-11-11 Listed $245,000 UNYREIS