9174 County Highway 16 · Oneonta, NY 13846

$225,000

4 bd · 2.0 ba · 1,846 sqft · SingleFamily · 151 Days on market

Built 1880 0.40 ac lot $122/sqft · at area comps Est $216k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +5.7/15.0
• Appreciation +5.3/10.0
• Schools +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into the charm of country living with this inviting farmhouse set in the heart of a small, artsy hamlet (which hosts the annual Stagecoach Art Festival) in rural New York. With timeless character and thoughtful updates, this home blends rustic appeal with modern comforts. Inside, you’ll find a first-floor bedroom, two welcoming living areas, and a cozy fireplace perfect for cool evenings. The large eat-in kitchen serves as the heart of the home—ideal for gathering with friends and family. A three-season porch extends the living space, offering a serene spot to enjoy morning coffee. Practical touches include a durable metal roof and a two-car garage, while outside, the landscaped gardens and generous outdoor space invite you to embrace the seasons, plant, play, or simply relax. Whether you’re looking for a full-time residence or a country retreat, this farmhouse offers warmth, character, and a true sense of place.

Key facts

• First-floor bedroom
• Landscaped gardens
• Three-season porch

Tags

• FIRST-FLOOR BEDROOM
• THREE-SEASON PORCH
• LANDSCAPED GARDENS
• GENEROUS OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 5.5% 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.
• Delaware Academy Central School District At Delhi (rural): math 57% / reading 57% proficiency, ranked #284 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.6% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $168k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 5.8

CMA / ARV

• ARV (median comp): $216,386
• List price: $225,000
• Delta: 3.98%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4439 County Highway 14	0.13mi	3/2.0 (-1)	1,900 (+3%)	6mo	$80,000	$42	79
70 Case Hill Rd	0.13mi	4/2.0	2,111 (+14%)	5mo	$320,000	$152	66

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

Projected returns pro-forma

0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.87×
• Total profit: $54,834
• Equity at exit: $72,319

10-year hold

• IRR: 21.2%
• Equity multiple: 3.47×
• Total profit: $155,923
• Equity at exit: $92,722

Cash invested: $63,000 (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 13846

• Home prices YoY: 0.6%
• Active inventory: 5
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,258 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$375 /mo · $4,499/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $859

Break-even live

Break-even rent $2,171

Max offer price $225,000

Occupancy floor 69%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-03
   status Pending 949-char remark

   Show marketing remark (949 chars)

   Step into the charm of country living with this inviting farmhouse set in the heart of a small, artsy hamlet (which hosts the annual Stagecoach Art Festival) in rural New York. With timeless character and thoughtful updates, this home blends rustic appeal with modern comforts. Inside, you’ll find a first-floor bedroom, two welcoming living areas, and a cozy fireplace perfect for cool evenings. The large eat-in kitchen serves as the heart of the home—ideal for gathering with friends and family. A three-season porch extends the living space, offering a serene spot to enjoy morning coffee. Practical touches include a durable metal roof and a two-car garage, while outside, the landscaped gardens and generous outdoor space invite you to embrace the seasons, plant, play, or simply relax. Whether you’re looking for a full-time residence or a country retreat, this farmhouse offers warmth, character, and a true sense of place.

2. 2026-01-19
   status Active 949-char remark

   Show marketing remark (949 chars)

   Step into the charm of country living with this inviting farmhouse set in the heart of a small, artsy hamlet (which hosts the annual Stagecoach Art Festival) in rural New York. With timeless character and thoughtful updates, this home blends rustic appeal with modern comforts. Inside, you’ll find a first-floor bedroom, two welcoming living areas, and a cozy fireplace perfect for cool evenings. The large eat-in kitchen serves as the heart of the home—ideal for gathering with friends and family. A three-season porch extends the living space, offering a serene spot to enjoy morning coffee. Practical touches include a durable metal roof and a two-car garage, while outside, the landscaped gardens and generous outdoor space invite you to embrace the seasons, plant, play, or simply relax. Whether you’re looking for a full-time residence or a country retreat, this farmhouse offers warmth, character, and a true sense of place.

3. 2025-10-25
   status Pending 949-char remark

   Show marketing remark (949 chars)

   Step into the charm of country living with this inviting farmhouse set in the heart of a small, artsy hamlet (which hosts the annual Stagecoach Art Festival) in rural New York. With timeless character and thoughtful updates, this home blends rustic appeal with modern comforts. Inside, you’ll find a first-floor bedroom, two welcoming living areas, and a cozy fireplace perfect for cool evenings. The large eat-in kitchen serves as the heart of the home—ideal for gathering with friends and family. A three-season porch extends the living space, offering a serene spot to enjoy morning coffee. Practical touches include a durable metal roof and a two-car garage, while outside, the landscaped gardens and generous outdoor space invite you to embrace the seasons, plant, play, or simply relax. Whether you’re looking for a full-time residence or a country retreat, this farmhouse offers warmth, character, and a true sense of place.

4. 2025-09-08
   listed $225,000 Active 949-char remark

   Show marketing remark (949 chars)

   Step into the charm of country living with this inviting farmhouse set in the heart of a small, artsy hamlet (which hosts the annual Stagecoach Art Festival) in rural New York. With timeless character and thoughtful updates, this home blends rustic appeal with modern comforts. Inside, you’ll find a first-floor bedroom, two welcoming living areas, and a cozy fireplace perfect for cool evenings. The large eat-in kitchen serves as the heart of the home—ideal for gathering with friends and family. A three-season porch extends the living space, offering a serene spot to enjoy morning coffee. Practical touches include a durable metal roof and a two-car garage, while outside, the landscaped gardens and generous outdoor space invite you to embrace the seasons, plant, play, or simply relax. Whether you’re looking for a full-time residence or a country retreat, this farmhouse offers warmth, character, and a true sense of place.

5. 2019-06-03
   soldstatus $167,500 1200-char remark

   Show marketing remark (1200 chars)

   This exciting and eclectic 1880's home has only been owned by three families in her lifetime. Completely renovated from head to toe. At first glance you get the wow factor. Truly warm and inviting. The design is from retro to classic farm and so warmly infused with a little of each other. As you approach you are awakened by the fresh red roof and completely modern color scheme, rich and warm such inviting colors. Paved drive leads to a two car attached garage. Enter in the mud room and be greeted by amazing wine wrack and first floor laundry. Main floor full bath, office/extra bedroom, formal living room, tv room with Vermont castings wood stove insert. Hard wood floor throughout, total retro kitchen that makes you just want to relax in it all night long. Re purposed back porch, yes totally turned into living space to seat 12 person dinner party easily. Large windows to enjoy the back yard viewshed. This space has a pellet stove and a/c unit. Attaches right to the garage and a lovely back porch. Everything had been done nothing missed. This is so easy to just move in. Treadwell is a small community in the Catskill Mountains, 15 minutes to Oneonta, 15 minutes to Delhi. Delhi School'

6. 2019-06-03
   soldstatus $167,500

   Show marketing remark (1200 chars)

   This exciting and eclectic 1880's home has only been owned by three families in her lifetime. Completely renovated from head to toe. At first glance you get the wow factor. Truly warm and inviting. The design is from retro to classic farm and so warmly infused with a little of each other. As you approach you are awakened by the fresh red roof and completely modern color scheme, rich and warm such inviting colors. Paved drive leads to a two car attached garage. Enter in the mud room and be greeted by amazing wine wrack and first floor laundry. Main floor full bath, office/extra bedroom, formal living room, tv room with Vermont castings wood stove insert. Hard wood floor throughout, total retro kitchen that makes you just want to relax in it all night long. Re purposed back porch, yes totally turned into living space to seat 12 person dinner party easily. Large windows to enjoy the back yard viewshed. This space has a pellet stove and a/c unit. Attaches right to the garage and a lovely back porch. Everything had been done nothing missed. This is so easy to just move in. Treadwell is a small community in the Catskill Mountains, 15 minutes to Oneonta, 15 minutes to Delhi. Delhi School'

7. 2019-06-03
   soldstatus $167,500

   Show marketing remark (1200 chars)

   This exciting and eclectic 1880's home has only been owned by three families in her lifetime. Completely renovated from head to toe. At first glance you get the wow factor. Truly warm and inviting. The design is from retro to classic farm and so warmly infused with a little of each other. As you approach you are awakened by the fresh red roof and completely modern color scheme, rich and warm such inviting colors. Paved drive leads to a two car attached garage. Enter in the mud room and be greeted by amazing wine wrack and first floor laundry. Main floor full bath, office/extra bedroom, formal living room, tv room with Vermont castings wood stove insert. Hard wood floor throughout, total retro kitchen that makes you just want to relax in it all night long. Re purposed back porch, yes totally turned into living space to seat 12 person dinner party easily. Large windows to enjoy the back yard viewshed. This space has a pellet stove and a/c unit. Attaches right to the garage and a lovely back porch. Everything had been done nothing missed. This is so easy to just move in. Treadwell is a small community in the Catskill Mountains, 15 minutes to Oneonta, 15 minutes to Delhi. Delhi School'

8. 2018-11-07
   listed $169,000 1200-char remark

   Show marketing remark (1200 chars)

   This exciting and eclectic 1880's home has only been owned by three families in her lifetime. Completely renovated from head to toe. At first glance you get the wow factor. Truly warm and inviting. The design is from retro to classic farm and so warmly infused with a little of each other. As you approach you are awakened by the fresh red roof and completely modern color scheme, rich and warm such inviting colors. Paved drive leads to a two car attached garage. Enter in the mud room and be greeted by amazing wine wrack and first floor laundry. Main floor full bath, office/extra bedroom, formal living room, tv room with Vermont castings wood stove insert. Hard wood floor throughout, total retro kitchen that makes you just want to relax in it all night long. Re purposed back porch, yes totally turned into living space to seat 12 person dinner party easily. Large windows to enjoy the back yard viewshed. This space has a pellet stove and a/c unit. Attaches right to the garage and a lovely back porch. Everything had been done nothing missed. This is so easy to just move in. Treadwell is a small community in the Catskill Mountains, 15 minutes to Oneonta, 15 minutes to Delhi. Delhi School'

9. 2018-11-07
   listed $169,000

   Show marketing remark (1200 chars)

   This exciting and eclectic 1880's home has only been owned by three families in her lifetime. Completely renovated from head to toe. At first glance you get the wow factor. Truly warm and inviting. The design is from retro to classic farm and so warmly infused with a little of each other. As you approach you are awakened by the fresh red roof and completely modern color scheme, rich and warm such inviting colors. Paved drive leads to a two car attached garage. Enter in the mud room and be greeted by amazing wine wrack and first floor laundry. Main floor full bath, office/extra bedroom, formal living room, tv room with Vermont castings wood stove insert. Hard wood floor throughout, total retro kitchen that makes you just want to relax in it all night long. Re purposed back porch, yes totally turned into living space to seat 12 person dinner party easily. Large windows to enjoy the back yard viewshed. This space has a pellet stove and a/c unit. Attaches right to the garage and a lovely back porch. Everything had been done nothing missed. This is so easy to just move in. Treadwell is a small community in the Catskill Mountains, 15 minutes to Oneonta, 15 minutes to Delhi. Delhi School'

10. 2005-09-22
    soldstatus $150,000

ⓘ 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: $4,499 · $375/mo
• Projected year-2 tax: $4,499 · $375/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥89°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: $39,098
• − Mortgage interest: −$12,603
• − Property taxes: −$4,499
• − Insurance: −$1,922
• − Repairs & maintenance: −$3,128
• − Management: −$3,128
• − Depreciation: −$6,545
• Taxable income: $7,271
• Est. tax owed @ 24.0%: −$1,745
• After-tax cash flow: $8,561/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: Delaware Academy Central School District At Delhi
• NCES district ID: 3608910
• Math proficiency: 57% ▼ -4.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $49,547
• Composite: 48.55/100
• National rank: #2113
• State rank: #284 of 590 in NY

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

• City population: 23,056
• Population (ZIP): 259

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Black 1%
• Common ancestry: Romanian 3% Serbian 2% Italian 2%
• Foreign-born: 2%
• Languages at home: 85% English-only · German/W. Germanic 13% Other Indo-European 2%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.61%
• Current HPI: 107.0809
• 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

+50.0% since first listed

10 events — show timeline

• 2026-05-03 Pending — UNYREIS
• 2026-01-19 Relisted — UNYREIS
• 2025-10-25 Pending — UNYREIS
• 2025-09-08 Listed $225,000 UNYREIS
• 2019-06-03 Sold (Public Records) $167,500 Public Records
• 2019-06-03 Sold (MLS) $167,500 ODBOR
• 2019-06-03 Sold (MLS) $167,500 UNYREIS
• 2018-11-07 Listed $169,000 ODBOR
• 2018-11-07 Listed $169,000 UNYREIS
• 2005-09-22 Sold (Public Records) $150,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,499 · +2.6% YoY. Source: county tax records.