49 Fairview St #47 · Oneonta, NY 13820

$380,000

12 bd · 4.0 ba · 4,572 sqft · MultiFamily public records · 151 Days on market

Built 1900 Good condition 8,276 sqft lot $83/sqft · 38% below area Est $614k · 38% under

---

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 +27.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +8.2/10.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Excellent investment opportunity! This well-maintained four-family home features a desirable unit mix of two spacious 2-bedroom apartments and two generous 4-bedroom apartments spread across three levels. With strong rental income 3 apartments are rented and the 4th one should have a tenant soon! Recent improvements include new flooring in select units and updates to several bathrooms, enhancing both comfort and appeal for tenants. Each apartment has separate utilities, with tenants responsible for their own heat, hot water, and electric, helping to minimize owner expenses and maximize cash flow.

Key facts

• Separate utilities
• Desirable unit mix
• New flooring

Tags

• DESIRABLE UNIT MIX
• STRONG RENTAL INCOME POTENTIAL
• RECENT IMPROVEMENTS
• NEW FLOORING
• UPDATES TO SEVERAL BATHROOMS
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $286/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $380k).
• Recommended offer: $334k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.3% 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.
• Zoned schools: Greater Plains Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 284 students, 40% FRL); Oneonta Middle School (math 28% / reading 56%, grade D-, #379 of 729 statewide, top 54%, 378 students, 44% FRL); Oneonta Senior High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 502 students, 37% FRL).
• Market conditions: 220 active listings in the ZIP; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k 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 $106k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$65k 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 ($334k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $320k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $334,400 (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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.3

CMA / ARV

• ARV (median comp): $614,129
• List price: $380,000
• Delta: -38.12%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47-49 Fairview St	0.00mi	12/4.0	4,572 (0%)	30mo	$320,000	$70	80
46 Church St	0.49mi	10/4.5 (-2)	3,768 (-18%)	5mo	$290,000	$77	36
57-59 Maple St	0.85mi	10/6.0 (-2)	3,800 (-17%)	14mo	$310,000	$82	11

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: 33.8%
• Equity multiple: 3.63×
• Total profit: $279,916
• Equity at exit: $342,334

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $767,452
• Equity at exit: $738,256

Cash invested: $106,400 (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: 220
• Price-to-rent: 25.3×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$656 /mo · $7,876/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $1,143

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$5,000
Total (4 units)			$5,000

Break-even live

Break-even rent $3,554

Max offer price $380,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,358	-5% $1,250	+0% $1,143	+5% $1,035	+10% $927
Rent	-10% $748	-5% $945	+0% $1,143	+5% $1,340	+10% $1,538
Rate	-1.0pp $1,334	-0.5pp $1,239	base $1,143	+0.5pp $1,044	+1.0pp $944

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: $95,000
• Closing costs: $11,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Birch St Unit 1 Oneonta, NY	3.0	1.0	750	$1,300	$1.73	0d	1	0.46mi
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	25d	1	0.51mi
49 Center St Apt 1 Oneonta, NY	3.0	1.0	1200	$1,600	$1.33	0d	1	0.65mi
65 Ford Ave Oneonta, NY	3.0	1.0	861	$1,600	$1.86	0d	1	0.71mi
34 Pine St #1 Oneonta, NY	2.0	1.0	800	$1,300	$1.62	0d	1	0.79mi
20 Gardner Pl Oneonta, NY	1.0–2.0	1.0–1.5	1055	$1,792	$1.70	0d	2	1.18mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	184d	1	1.28mi
514-516 Main St Unit 4 Oneonta, NY	2.0	1.0	700	$980	$1.40	184d	1	1.36mi
514-516 Main St Unit 3 Oneonta, NY	2.0	1.0	700	$950	$1.36	184d	1	1.36mi

Property features AI

Finance

• Other: Four-unit building with separate gas and electric meters for each unit
• Financial info: Operating expenses may include electric, insurance, maintenance (structure and general) and water/sewerOwner handles grounds care and water; tenants pay all utilities; rent may include gardener and water

Exterior

• Parking: On-street parking available
• Utilities: Public water connectedSewer connected
• Home design: Three-story buildingFrame constructionResale property
• Construction: Frame construction
• Exterior features: Pie-shaped lotLot dimensions approximately 189 x 100

Interior

• Flooring: CarpetHardwoodVinylVaries
• Bathrooms: Four full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Varied flooring throughout including carpet, hardwood and vinylFull basement
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-11-08
   days on market $380,000 Active 151 DOM
2. 2026-11-07
   days on market $380,000 Active 150 DOM
3. 2026-11-06
   days on market $380,000 Active 149 DOM
4. 2026-11-05
   days on market $380,000 Active 148 DOM
5. 2026-11-04
   days on market $380,000 Active 147 DOM
6. 2026-11-02
   days on market $380,000 Active 145 DOM
7. 2026-11-01
   days on market $380,000 Active 144 DOM
8. 2026-10-31
   days on market $380,000 Active 143 DOM
9. 2026-10-30
   days on market $380,000 Active 142 DOM
10. 2026-10-29
    days on market $380,000 Active 141 DOM
11. 2026-10-28
    days on market $380,000 Active 140 DOM
12. 2026-10-27
    days on market $380,000 Active 139 DOM
13. 2026-10-26
    days on market $380,000 Active 138 DOM
14. 2026-10-25
    days on market $380,000 Active 137 DOM
15. 2026-10-24
    days on market $380,000 Active 136 DOM
16. 2026-10-23
    days on market $380,000 Active 135 DOM
17. 2026-10-22
    days on market $380,000 Active 134 DOM
18. 2026-10-21
    days on market $380,000 Active 133 DOM
19. 2026-10-20
    days on market $380,000 Active 132 DOM
20. 2026-10-19
    days on market $380,000 Active 131 DOM
21. 2026-10-18
    days on market $380,000 Active 130 DOM
22. 2026-10-17
    days on market $380,000 Active 129 DOM
23. 2026-10-16
    days on market $380,000 Active 128 DOM
24. 2026-10-15
    days on market $380,000 Active 127 DOM
25. 2026-10-14
    days on market $380,000 Active 126 DOM
26. 2026-10-13
    days on market $380,000 Active 125 DOM
27. 2026-10-12
    days on market $380,000 Active 124 DOM
28. 2026-10-11
    days on market $380,000 Active 123 DOM
29. 2026-10-10
    days on market $380,000 Active 122 DOM
30. 2026-10-09
    days on market $380,000 Active 121 DOM
31. 2026-10-08
    days on market $380,000 Active 120 DOM
32. 2026-10-07
    days on market $380,000 Active 119 DOM
33. 2026-10-06
    days on market $380,000 Active 118 DOM
34. 2026-10-05
    days on market $380,000 Active 117 DOM
35. 2026-10-04
    days on market $380,000 Active 116 DOM
36. 2026-10-04
    days on market $380,000 Active 115 DOM
37. 2026-10-02
    days on market $380,000 Active 114 DOM
38. 2026-10-01
    days on market $380,000 Active 113 DOM
39. 2026-09-30
    days on market $380,000 Active 112 DOM
40. 2026-09-29
    days on market $380,000 Active 111 DOM
41. 2026-09-28
    days on market $380,000 Active 110 DOM
42. 2026-09-27
    days on market $380,000 Active 109 DOM
43. 2026-09-26
    days on market $380,000 Active 108 DOM
44. 2026-09-25
    days on market $380,000 Active 107 DOM
45. 2026-09-24
    days on market $380,000 Active 106 DOM
46. 2026-09-23
    days on market $380,000 Active 105 DOM
47. 2026-09-20
    days on market $380,000 Active 102 DOM
48. 2026-09-19
    days on market $380,000 Active 101 DOM
49. 2026-09-18
    days on market $380,000 Active 100 DOM
50. 2026-09-17
    days on market $380,000 Active 99 DOM

ⓘ 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: $7,876 · $656/mo
• Projected year-2 tax: $7,876 · $656/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥93°F today · 18 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: $60,000
• − Mortgage interest: −$21,286
• − Property taxes: −$7,876
• − Insurance: −$1,900
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$11,055
• Taxable income: $8,284
• Est. tax owed @ 24.0%: −$1,988
• After-tax cash flow: $11,723/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $22,860–$68,580 screening

This well-maintained four-family home offers a good investment opportunity with minimal repairs needed. Painting the exterior and replacing gutters would significantly enhance its curb appeal and property value.

Components & finishes AI

Roof asphalt shingle · good

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Replace gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 60/100

Zoned Schools

Elementary Riverside Elementary School C NY #979/2,108 Nat'l #10,975/41,679 Middle Oneonta Middle School D- NY #379/729 Nat'l #5,398/14,009 High Oneonta Senior High School A NY #409/1,100 Nat'l #817/17,239

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

B Composite livability gradescore 75/100

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 · 57,987 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: 10% of renters

---

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%
• 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: —
• 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

Property features AI

Finance

• Other: Four-unit building with separate gas and electric meters for each unit
• Financial info: Operating expenses may include electric, insurance, maintenance (structure and general) and water/sewerOwner handles grounds care and water; tenants pay all utilities; rent may include gardener and water

Exterior

• Parking: On-street parking available
• Utilities: Public water connectedSewer connected
• Home design: Three-story buildingFrame constructionResale property
• Construction: Frame construction
• Exterior features: Pie-shaped lotLot dimensions approximately 189 x 100

Interior

• Flooring: CarpetHardwoodVinylVaries
• Bathrooms: Four full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Varied flooring throughout including carpet, hardwood and vinylFull basement
• Laundry & utility: Gas water heater

Price history

+30.0% since first listed

4 events — show timeline

• 2026-06-10 Listed $390,000 UNYREIS
• 2024-06-03 Sold (Public Records) $320,000 Public Records
• 2007-02-13 Sold (Public Records) $335,000 Public Records
• 2004-07-19 Sold (Public Records) $300,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $7,876 · +5.6% YoY. Source: county tax records.