25 Academy St · New Berlin, NY 13411

$124,900

3 bd · 2.0 ba · 2,300 sqft · MultiFamily public records · 13 Days on market

Built 1880 3,920 sqft lot Est $101k · 23% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Invest in your future! Be the Landlord. This 2 unit building sits on a quiet one way street nearby stores and restaurants in New Berlin. The 1st floor unit has 1 bedroom, 2nd floor unit offers 2 bedrooms. As a bonus there is a large barn located across the street for storage or covered parking. The income is so good you might want to purchase 23 Academy Street (#132768) What a great way to build your portfolio!

Key facts

• 2 unit building
• Large walk in pantry
• 3,920 sq ft lot

Tags

• 2 UNIT BUILDING
• IN UNIT WASHER AND DRYER
• LARGE WALK IN PANTRY
• 2 CAR DETACHED GARAGE
• AMPLE OFF STREET PARKING
• WALKABILITY TO LOCAL EATERIES

Property features AI

Finance

• Other: Separate electric meters: 2; Separate gas meters: 1
• Financial info: Two total units; Unit 1 rent listed at $750; Unit 2 rent listed at $700; Unit 2 is month-to-month; Operating expense details: see remarks; Owner pays: see remarks

Exterior

• Parking: Garage (1 space); Additional gravel parking providing two or more spaces
• Utilities: Public water connected; Septic tank sewer; Electric service (multiple meters present)
• Home design: Two-story building; Resale property; Metal roof; Vinyl siding
• Construction: Vinyl siding construction; Metal roof; Existing/previously built
• Exterior features: Rectangular lot with 85 x 150 dimensions; Located on a main thoroughfare

Interior

• Kitchen: Unit 1: Oven/Range and refrigerator with eat-in kitchen; Unit 2: Oven/Range and refrigerator with eat-in kitchen
• Bedrooms: Two-bedroom unit (Unit 1); One-bedroom unit (Unit 2)
• Flooring: Carpet; Hardwood; Laminate; Varies by area
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Forced air heating; Electric and oil heating sources
• Interior features: Partial basement; Carpet, hardwood, laminate, and varied flooring throughout
• Laundry & utility: Unit 2 includes washer and dryer (laundry in unit); Electric and oil water heaters

What this means for you Summary

Snapshot

• This is a 1×1bd/1.0ba + 1×3bd/2.0ba units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive. Per door: $356/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 60/100 on livability (#960 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Unadilla Valley Central School District (rural): math 26% / reading 38% proficiency, ranked #571 of 590 in NY (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.69% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.43%
• DSCR: 2.09
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $101,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Moss St	0.30mi	4/3.5 (+1)	2,630 (+14%)	10mo	$115,000	$44	42

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: 42.7%
• Equity multiple: 4.24×
• Total profit: $113,464
• Equity at exit: $112,520

10-year hold

• IRR: 36.9%
• Equity multiple: 9.54×
• Total profit: $298,650
• Equity at exit: $242,653

Cash invested: $34,972 (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 13411

• Home prices YoY: 3.3%
• Active inventory: 28
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,115 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$252 /mo · $3,022/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $712

Break-even live

Break-even rent $1,214

Max offer price $124,900

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,025
1× unit	3	2	$1,090
Total (2 units)			$2,115

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $124,900 Active 13 DOM
2. 2026-06-17
   days on market $124,900 Active 12 DOM
3. 2026-06-16
   days on market $124,900 Active 11 DOM
4. 2026-06-15
   days on market $124,900 Active 10 DOM
5. 2026-06-13
   days on market $124,900 Active 8 DOM
6. 2026-06-12
   days on market $124,900 Active 7 DOM
7. 2026-06-09
   days on market $124,900 Active 4 DOM
8. 2026-06-08
   days on market $124,900 Active 3 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $124,900 Active 2 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: $3,022 · $252/mo
• Projected year-2 tax: $3,022 · $252/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 7 d/yr ≥93°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: $25,380
• − Mortgage interest: −$6,996
• − Property taxes: −$3,022
• − Insurance: −$624
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$3,633
• Taxable income: $7,043
• Est. tax owed @ 24.0%: −$1,690
• After-tax cash flow: $6,854/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: Unadilla Valley Central School District
• NCES district ID: 3600019
• Math proficiency: 26% ▼ -16.00%
• Reading proficiency: 38% ▲ 5.00%
• Median HH income: $45,176
• Composite: 27.35/100
• National rank: #6985
• State rank: #571 of 590 in NY

Livability — New Berlin

• Score: 60/100
• State rank: #960
• US rank: #18789

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: New Berlin, NY
• Population (ZIP): 2,920

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 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: ▲ 10.20%
• Current HPI: 323.6602
• 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

+111.7% since first listed

8 events — show timeline

• 2026-06-05 Listed $124,900 UNYREIS
• 2022-01-06 Sold (Public Records) $144,000 Public Records
• 2021-12-24 Sold (MLS) $68,500 ODBOR
• 2021-12-24 Sold (MLS) $68,500 UNYREIS
• 2021-10-04 Listed $72,000 ODBOR
• 2021-10-04 Listed $72,000 UNYREIS
• 2004-02-09 Sold (MLS) $50,000 UNYREIS
• 2003-05-15 Listed $59,000 UNYREIS

Property tax history

+1.7%/yr

Latest (2025): $3,022 · +2.0% YoY. Source: county tax records.