64 River St · Oneonta, NY 13820

$169,000

4 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 28 Days on market

Built 1900 10,454 sqft lot Est $179k · 6% under

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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 +18.4/30.0
• ARV discount +10.1/15.0
• Appreciation +10.0/10.0
• 1% rule +5.9/10.0
• DSCR +5.8/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Walkable Location! Close to restaurants, Boys & Girls Club, elementary school, playgrounds and downtown. This 3 bedroom, 2 full bath is move-in ready and offers one floor living with 1 bedroom, bath and laundry all on the 1st floor. The light and bright living space offers that openness you've been looking for. Laundry/mud room is just off the kitchen and leads out to the very large, totally fenced backyard. There's a stone patio and some pretty perennial beds. This home has had many recent renovations/upgrades that you will certainly appreciate. Check it out today!

Key facts

• Enclosed back porch
• Stone patio
• First floor bedroom

Tags

• FIRST FLOOR BEDROOM
• ENCLOSED BACK PORCH
• FULLY FENCED BACKYARD
• STONE PATIO
• WALKING DISTANCE TO AMENITIES

Property features AI

Exterior

• Parking: Attached garage; One garage space
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two stories; Existing (previously built)
• Construction: Aluminum siding; Frame construction; Stone accents; Asphalt roof; Stone foundation
• Exterior features: Covered porch; Enclosed porch; Porch; Blacktop driveway

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Separate formal living room; Full basement
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Oneonta City School District (town): math 46% / reading 57% proficiency, ranked #374 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 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).
• This rent runs 34% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,465 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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 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: 1.09% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $179,280
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Parish Ave	0.19mi	3/1.5 (-1)	1,620 (-2%)	19mo	$200,000	$123	65
5 Riverside Ave	0.48mi	4/2.0	1,814 (+9%)	8mo	$289,900	$160	55
40 River St	0.12mi	4/1.0	1,485 (-10%)	22mo	$45,000	$30	54
38 Grove St	0.42mi	3/1.5 (-1)	1,572 (-5%)	22mo	$170,000	$108	47
35 Church St	0.67mi	3/1.5 (-1)	1,548 (-7%)	9mo	$140,000	$90	43
267 Chestnut St	0.61mi	3/1.5 (-1)	1,416 (-15%)	1mo	$87,000	$61	39
142 River St	0.40mi	3/2.0 (-1)	1,440 (-13%)	18mo	$180,000	$125	39
202 River St	0.75mi	3/1.5 (-1)	1,600 (-4%)	22mo	$211,000	$132	34
2 Thorn St	0.58mi	3/2.5 (-1)	1,888 (+14%)	13mo	$175,000	$93	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 27.2%
• Equity multiple: 3.16×
• Total profit: $102,109
• Equity at exit: $152,249

10-year hold

• IRR: 23.8%
• Equity multiple: 7.19×
• Total profit: $293,081
• Equity at exit: $328,330

Cash invested: $47,320 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$344 /mo · $4,129/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $156

Break-even live

Break-even rent $1,647

Max offer price $169,000

Occupancy floor 87%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	43d	1	1.42mi

Listing history 11 events

1. 2026-05-02
   status Pending
2. 2026-04-17
   status Active
3. 2026-03-31
   status Pending
4. 2026-03-19
   listed $169,000 Active
5. 2024-06-26
   soldstatus $150,000
6. 2024-06-25
   soldstatus $150,000 Closed 584-char remark

   Show marketing remark (584 chars)

   Great Walkable Location! Close to restaurants, Boys & Girls Club, elementary school, playgrounds and downtown. This 3 bedroom, 2 full bath is move-in ready and offers one floor living with 1 bedroom, bath and laundry all on the 1st floor. The light and bright living space offers that openness you've been looking for. Laundry/mud room is just off the kitchen and leads out to the very large, totally fenced backyard. There's a stone patio and some pretty perennial beds. This home has had many recent renovations/upgrades that you will certainly appreciate. Check it out today!

7. 2024-04-27
   historical Active Under Contract 584-char remark

   Show marketing remark (584 chars)

   Great Walkable Location! Close to restaurants, Boys & Girls Club, elementary school, playgrounds and downtown. This 3 bedroom, 2 full bath is move-in ready and offers one floor living with 1 bedroom, bath and laundry all on the 1st floor. The light and bright living space offers that openness you've been looking for. Laundry/mud room is just off the kitchen and leads out to the very large, totally fenced backyard. There's a stone patio and some pretty perennial beds. This home has had many recent renovations/upgrades that you will certainly appreciate. Check it out today!

8. 2024-04-19
   listed $149,900 Active 584-char remark

   Show marketing remark (584 chars)

   Great Walkable Location! Close to restaurants, Boys & Girls Club, elementary school, playgrounds and downtown. This 3 bedroom, 2 full bath is move-in ready and offers one floor living with 1 bedroom, bath and laundry all on the 1st floor. The light and bright living space offers that openness you've been looking for. Laundry/mud room is just off the kitchen and leads out to the very large, totally fenced backyard. There's a stone patio and some pretty perennial beds. This home has had many recent renovations/upgrades that you will certainly appreciate. Check it out today!

9. 2009-06-08
   listed $104,000
10. 2001-07-19
    soldstatus $50,000
11. 1995-06-09
    soldstatus $57,758

ⓘ 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: $4,129 · $344/mo
• Projected year-2 tax: $4,129 · $344/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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 19 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: $22,134
• − Mortgage interest: −$9,467
• − Property taxes: −$4,129
• − Insurance: −$845
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$4,916
• Taxable loss: −$765
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $2,060/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: Oneonta City School District
• NCES district ID: 3621780
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 57% ▲ 14.00%
• Median HH income: $41,631
• Composite: 43.19/100
• National rank: #3066
• State rank: #374 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

• Census place: Oneonta, NY
• County: Otsego County · 23,056 people
• City population: 23,056
• 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 (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 (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 · 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: ▲ 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

+192.6% since first listed

11 events — show timeline

• 2026-05-02 Pending — UNYREIS
• 2026-04-17 Relisted — UNYREIS
• 2026-03-31 Pending — UNYREIS
• 2026-03-19 Listed $169,000 UNYREIS
• 2024-06-26 Sold (Public Records) $150,000 Public Records
• 2024-06-25 Sold (MLS) $150,000 UNYREIS
• 2024-04-27 Contingent — UNYREIS
• 2024-04-19 Listed $149,900 UNYREIS
• 2009-06-08 Listed $104,000 UNYREIS
• 2001-07-19 Sold (Public Records) $50,000 Public Records
• 1995-06-09 Sold (Public Records) $57,758 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,129 · +5.5% YoY. Source: county tax records.