736 River Rd · Chenango Bridge, NY 13901

$194,500

4 bd · 3.0 ba · 2,068 sqft · MultiFamily public records · 74 Days on market

Built 1900 1.50 ac lot $94/sqft · 25% below area Est $259k · 25% under

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Why this score? — see what drove the B+ 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
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Side-by-side duplex on River Road across from Chenango Bridge Elementary. Left unit offers 2 bedrooms, 1.5 baths, living room, dining room, kitchen, and laundry in the half bath. Right unit features 3 bedrooms, 1 full bath, an eat-in kitchen, and separate laundry room. Convenient location close to schools, shopping, and major routes. Suitable for investors or owner-occupants. Tenants pay their own utilities.

Key facts

• Side-by-side duplex
• Convenient location
• 1.5 acre lot

Tags

• SIDE-BY-SIDE DUPLEX
• CONVENIENT LOCATION
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 1×2.0bd/1.5ba + 1×3.0bd/1.0ba units multifamily listed at $194k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive. Per door: $371/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $194k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.0% in Chenango Bridge — 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 69/100 on livability (#505 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment B+; Watch: amenities F, commute F, health & safety D-.
• Chenango Valley Central School District (suburban): math 47% / reading 57% proficiency, ranked #339 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Port Dickinson Elementary School (408 students, 39% FRL); Chenango Valley Middle School (math 26% / reading 58%, grade D-, #379 of 729 statewide, top 54%, 370 students, 41% FRL); Chenango Valley High School (math 92%, 499 students, 37% FRL).
• Market conditions: 92 active listings in the ZIP; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• At $2,935/mo this rent would consume 63% of the median local household income ($56k/yr) (locally 1230% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $54k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $194k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.51% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 5.5

CMA / ARV

• ARV (median comp): $259,476
• List price: $194,500
• Delta: -25.04%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $15,917
• Equity at exit: $29,001

10-year hold

• IRR: 16.8%
• Equity multiple: 2.39×
• Total profit: $75,459
• Equity at exit: $16,817

Cash invested: $54,460 (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 13901

• Home prices YoY: -5.1%
• Active inventory: 92
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,935 medium
• Mortgage (P&I): −$1,020
• Tax from tax record: −$476 /mo · $5,710/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $742

Break-even live

Break-even rent $1,996

Max offer price $194,500

Occupancy floor 70%

Sensitivity live

Price	-10% $852	-5% $797	+0% $742	+5% $687	+10% $632
Rent	-10% $510	-5% $626	+0% $742	+5% $858	+10% $974
Rate	-1.0pp $840	-0.5pp $791	base $742	+0.5pp $691	+1.0pp $640

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

Units	Beds	Baths	Est. rent
1× unit	2.0	1.5	$1,348
1× unit	3.0	1	$1,586
Total (2 units)			$2,935

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $194,500 Active 74 DOM
2. 2026-06-19
   days on market $194,500 Active 72 DOM
3. 2026-06-18
   days on market $194,500 Active 71 DOM
4. 2026-06-17
   days on market $194,500 Active 70 DOM
5. 2026-06-16
   days on market $194,500 Active 69 DOM
6. 2026-06-15
   days on market $194,500 Active 68 DOM
7. 2026-06-14
   days on market $194,500 Active 66 DOM
8. 2026-06-13
   days on market $194,500 Active 65 DOM
9. 2026-06-10
   days on market $194,500 Active 63 DOM
10. 2026-06-09
    days on market $194,500 Active 62 DOM
11. 2026-06-08
    days on market $194,500 Active 61 DOM
12. 2026-06-07
    days on market $194,500 Active 60 DOM
13. 2026-06-03
    days on market $194,500 Active 56 DOM
14. 2026-06-02
    days on market $194,500 Active 55 DOM
15. 2026-06-01
    days on market $194,500 Active 54 DOM
16. 2026-05-31
    days on market $194,500 Active 53 DOM
17. 2026-05-30
    days on market $194,500 Active 52 DOM
18. 2026-04-09
    listed $194,500 Active 411-char remark

    Show marketing remark (411 chars)

    Side-by-side duplex on River Road across from Chenango Bridge Elementary. Left unit offers 2 bedrooms, 1.5 baths, living room, dining room, kitchen, and laundry in the half bath. Right unit features 3 bedrooms, 1 full bath, an eat-in kitchen, and separate laundry room. Convenient location close to schools, shopping, and major routes. Suitable for investors or owner-occupants. Tenants pay their own utilities.

19. 2006-07-05
    soldstatus $80,000
20. 2005-03-15
    soldstatus $57,000

ⓘ 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: $5,710 · $476/mo
• Projected year-2 tax: $5,710 · $476/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $35,220
• − Mortgage interest: −$10,895
• − Property taxes: −$5,710
• − Insurance: −$972
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − Depreciation: −$5,658
• Taxable income: $6,349
• Est. tax owed @ 24.0%: −$1,524
• After-tax cash flow: $7,378/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: Chenango Valley Central School District
• NCES district ID: 3607290
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $53,938
• Composite: 44.78/100
• National rank: #2745
• State rank: #339 of 590 in NY

Livability — Chenango Bridge

• Score: 69/100
• State rank: #505
• US rank: #8828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chenango Bridge, NY
• County: Broome County · 126,805 people
• Metro: Binghamton, NY
• Population (ZIP): 19,613
• Household income: $55,523
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 1230.0

Population outlook (Broome County) Hauer SSP2

• Today (2025): 187,989 people
• By 2030: 183,066 · -2.6%
• By 2040: 172,228 · -8.4%
• By 2050: 163,161 · -13.2%
• By 2075: 153,641 · -18.3%
• By 2100: 140,851 · -25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Hispanic / Latino 7% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Broome

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -7.6pp toward R · 2008: 8.0pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+3.5 2016: R+3.7 2012: D+4.6 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.13%
• Current HPI: 300.7692
• Rent YoY: —
• Metro: Binghamton, 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

+241.2% since first listed

3 events — show timeline

• 2026-04-09 Listed $194,500 GBAOR
• 2006-07-05 Sold (Public Records) $80,000 Public Records
• 2005-03-15 Sold (Public Records) $57,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $5,710 · +17.2% YoY. Source: county tax records.