16 Birdsall St · Greene, NY 13778

$50,000

5 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 12 Days on market

Built 1960 0.33 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Here is your chance to bring this 2 family back to glory. Or make this your own single-family home! Have Experience? This could be the right project home for you! Home in NOT LIVEABLE and would have to be a cash or rehab loan deal only.

Key facts

• 0.33 acre lot
• Built 1960
• Listed 12 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property)
• Construction: Wood siding; Foundation: See remarks
• Exterior features: Level lot

Interior

• Bedrooms: Two 1-bedroom units
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Baseboard heating; No cooling
• Interior features: Electric water heater; Wood flooring; Baseboard heating

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).

Location & tenants

• Location reads 71/100 on livability (#407 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D, amenities F.
• Greene Central School District (rural): math 56% / reading 58% proficiency, ranked #282 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greene Primary School (234 students, 45% FRL).
• Market conditions: 19 active listings in the ZIP; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Chenango County population projected at -26% 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 3.11% ✓
• Cap rate: 27.47%
• Cash-on-cash: 75.63%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 86.0%
• Equity multiple: 6.96×
• Total profit: $83,450
• Equity at exit: $45,044

10-year hold

• IRR: 80.6%
• Equity multiple: 15.40×
• Total profit: $201,601
• Equity at exit: $97,139

Cash invested: $14,000 (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 13778

• Home prices YoY: 13.7%
• Active inventory: 19
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $882

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 38%

Sensitivity live

Price	-10% $917	-5% $900	+0% $882	+5% $865	+10% $848
Rent	-10% $760	-5% $821	+0% $882	+5% $944	+10% $1,005
Rate	-1.0pp $907	-0.5pp $895	base $882	+0.5pp $869	+1.0pp $856

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-23
   status Pending
2. 2026-03-20
   status Active
3. 2026-01-30
   status Pending
4. 2026-01-18
   listed $50,000 Active
5. 2024-06-21
   status Active
6. 2024-06-11
   status Pending
7. 2024-01-31
   listed $109,000 Active
8. 2023-08-25
   status Active
9. 2023-08-11
   historical
10. 2023-01-31
    listed $109,000 Active
11. 1998-09-14
    soldstatus $52,000
12. 1997-10-15
    soldstatus $50,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 18 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: $18,651
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$1,455
• Taxable income: $10,411
• Est. tax owed @ 24.0%: −$2,499
• After-tax cash flow: $8,089/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: Greene Central School District
• NCES district ID: 3612750
• Math proficiency: 56% ▼ -2.00%
• Reading proficiency: 58% ▲ 8.00%
• Median HH income: $52,876
• Composite: 48.86/100
• National rank: #2084
• State rank: #282 of 590 in NY

Livability — Greene

• Score: 71/100
• State rank: #407
• US rank: #6991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greene, NY
• Population (ZIP): 5,139

Population outlook (Chenango County) Hauer SSP2

• Today (2025): 45,669 people
• By 2030: 43,484 · -4.8%
• By 2040: 38,774 · -15.1%
• By 2050: 34,000 · -25.6%
• By 2075: 24,637 · -46.1%
• By 2100: 16,452 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Chenango

• 2024 margin: Strong R (+27.2) · D 36.4% · R 63.6%
• 2008→2024 swing: -26.1pp toward R · 2008: -1.1pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+23.3 2016: R+28.1 2012: R+3.4 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.30%
• Current HPI: 309.9264
• 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

+0.0% since first listed

12 events — show timeline

• 2026-05-23 Pending — GBAOR
• 2026-03-20 Relisted — GBAOR
• 2026-01-30 Pending — GBAOR
• 2026-01-18 Listed $50,000 GBAOR
• 2024-06-21 Relisted — GBAOR
• 2024-06-11 Pending — GBAOR
• 2024-01-31 Listed $109,000 GBAOR
• 2023-08-25 Relisted — GBAOR
• 2023-08-11 Delisted — GBAOR
• 2023-01-31 Listed $109,000 GBAOR
• 1998-09-14 Sold (Public Records) $52,000 Public Records
• 1997-10-15 Sold (Public Records) $50,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $3,038 · +0.1% YoY. Source: county tax records.