2284 Pumpkin Hollow Rd · Davenport Center, NY 13820

$115,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 48 Days on market

Built 1978 6.08 ac lot $137/sqft · 41% above area Est $81k · 41% over

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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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +6.5/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Surrounded by the quiet beauty of nature and abundant wildlife, this 6.08-acre property nestled among the trees offers a peaceful, private setting--truly a hunter's paradise. Spread across four separate lots, the land is home to a collection of structures including two singlewide homes, a small cabin with attached screen house, a Quonset hut, garage, and both a small and large pavilion, each contributing to the property's unique character. Structures are being sold as-is and may require substantial rehabilitation or removal. Set in a serene, secluded location yet just a short drive to Oneonta and its everyday amenities, this property invites a slower pace and a deeper connection to the outd

Key facts

• Four separate lots
• 6.08 acre property
• Small cabin

Tags

• 6.08 ACRE PROPERTY
• FOUR SEPARATE LOTS
• SMALL CABIN
• QUONSET HUT
• LARGE PAVILION
• SERENE SECLUDED LOCATION

Property features AI

Exterior

• Parking: Detached garage (1 garage space); Driveway and additional off-street parking (total of 4 parking spaces)
• Utilities: Septic tank
• Home design: Single family residence; Entry on the first level
• Construction: Aluminum siding and other exterior materials
• Exterior features: Enclosed front porch; Metal roof; Shed(s) and detached garage on the property; Secluded, private wooded lot with cleared areas; Sloped to steep slope terrain

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Two first-floor bedrooms
• Bathrooms: One full bathroom (first floor)
• Interior features: Enclosed front porch/entry; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,049 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment C-, health & safety C-, schools F.
• Charlotte Valley Central School District (rural): math 35% / reading 45% proficiency, ranked #640 of 755 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 118 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 $12k of equity ($795 loan paydown + $12k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.15% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (median comp): $81,473
• List price: $115,000
• Delta: 41.15%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.3%
• Equity multiple: 3.53×
• Total profit: $81,411
• Equity at exit: $103,601

10-year hold

• IRR: 27.9%
• Equity multiple: 7.99×
• Total profit: $224,953
• Equity at exit: $223,420

Cash invested: $32,200 (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 13820

• Home prices YoY: 22.7%
• Active inventory: 118
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $295

Break-even live

Break-even rent $949

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $115,000 Active 48 DOM
2. 2026-06-18
   days on market $115,000 Active 47 DOM
3. 2026-06-17
   days on market $115,000 Active 46 DOM
4. 2026-06-16
   days on market $115,000 Active 45 DOM
5. 2026-06-15
   days on market $115,000 Active 44 DOM
6. 2026-06-14
   days on market $115,000 Active 42 DOM
7. 2026-06-12
   days on market $115,000 Active 41 DOM
8. 2026-06-09
   days on market $115,000 Active 38 DOM
9. 2026-06-08
   days on market $115,000 Active 37 DOM
10. 2026-06-07
    days on market $115,000 Active 36 DOM
11. 2026-06-07
    pricedays on market $115,000 Active 35 DOM
12. 2026-06-03
    days on market $119,000 Active 32 DOM
13. 2026-06-02
    days on market $119,000 Active 31 DOM
14. 2026-06-01
    days on market $119,000 Active 30 DOM
15. 2026-05-31
    days on market $119,000 Active 29 DOM
16. 2026-05-31
    days on market $119,000 Active 28 DOM
17. 2026-05-02
    listed $119,000 Active 942-char remark
18. 2017-07-25
    listed $79,900
19. 2016-04-08
    historical
20. 2016-04-08
    listed $89,900
21. 2016-04-01
    listed $89,900
22. 2015-07-11
    listed $110,000
23. 2014-07-10
    listed $134,000
24. 2012-02-14
    listed $99,000
25. 2011-07-06
    listed $99,000

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$380/yr (+$32/mo · 32.1%)

ⓘ 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 1/10 Low 7 d/yr ≥88°F today · 17 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: $15,868
• − Mortgage interest: −$6,442
• − Property taxes: −$1,184
• − Insurance: −$575
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,345
• Taxable income: $1,783
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $3,112/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: Charlotte Valley Central School District
• NCES district ID: 3607050
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $47,579
• Composite: 36.67/100
• National rank: #9236
• State rank: #640 of 755 in NY

Livability — Davenport Center

• Score: 58/100
• State rank: #1049
• US rank: #20806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davenport Center, NY
• County: Otsego County · 23,056 people
• Metro: Oneonta, NY
• Population (ZIP): 23,056
• Household income: $65,953
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 662.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

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: ▲ 67.86%
• Current HPI: 366.3391
• Rent YoY: —
• Metro: Oneonta, 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

+16.2% since first listed

10 events — show timeline

• 2026-06-05 Price Changed $115,000 Global MLS
• 2026-05-02 Listed $119,000 Global MLS
• 2017-07-25 Listed $79,900 UNYREIS
• 2016-04-08 Listed $89,900 UNYREIS
• 2016-04-08 Listing Removed — UNYREIS
• 2016-04-01 Listed $89,900 UNYREIS
• 2015-07-11 Listed $110,000 UNYREIS
• 2014-07-10 Listed $134,000 UNYREIS
• 2012-02-14 Listed $99,000 UNYREIS
• 2011-07-06 Listed $99,000 UNYREIS

Property tax history

+8.6%/yr

Latest (2025): $1,184 · +3.5% YoY. Source: county tax records.