222 Duell Rd · Chenango Bridge, NY 13904

$137,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 17 Days on market

Built 1940 2.00 ac lot

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Why this score? — see what drove the D+ 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 +11.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Two Story Home with Gorgeous 2 acres lot! New carpets throughout the house. Large living room with vaulted ceiling, 2 bedrooms, 1 one the first floor and a huge bath, the second very big bedroom on the second. Gorgeous views and very privet. If you like a peaceful home setting, This Home is for you!

Key facts

• 2 acres lot
• Vaulted ceiling
• Large living room

Tags

• 2 ACRES LOT
• LARGE LIVING ROOM
• VAULTED CEILING
• GORGEOUS VIEWS
• PEACEFUL HOME SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $-47 ($-561/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (17.9% below list).
• Recommended offer: $112k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% in Chenango Bridge — 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 69/100 on livability (#505 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment B+; Watch: amenities F, commute F, health & safety D-.
• Harpursville Central School District (rural): math 43% / reading 37% proficiency, ranked #518 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: W A Olmsted Elementary School (math 27% / reading 32%, grade F, #1,729 of 2,108 statewide, top 84%, 327 students, 54% FRL); Harpursville Junior-Senior High School (math 62% / reading 37%, grade D, #974 of 1,100 statewide, top 91%, 269 students, 56% FRL).
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($947 loan paydown + $14k appreciation (10.0% local appreciation)).
• Broome County population projected at -13% 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $137k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,500 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — 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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.2%
• Equity multiple: 2.87×
• Total profit: $71,645
• Equity at exit: $123,420

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $213,346
• Equity at exit: $266,161

Cash invested: $38,360 (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 13904

• Home prices YoY: 17.1%
• Active inventory: 41
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$160 /mo · $1,920/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-47

Break-even live

Break-even rent $1,184

Max offer price $128,738

Occupancy floor 99%

Sensitivity live

Price	-10% $31	-5% $-8	+0% $-47	+5% $-86	+10% $-124
Rent	-10% $-136	-5% $-91	+0% $-47	+5% $-2	+10% $42
Rate	-1.0pp $22	-0.5pp $-12	base $-47	+0.5pp $-82	+1.0pp $-118

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
940 Nowlan Rd Lot 11 Port Crane, NY	3.0	2.0	800	$1,125	$1.41	23d	1	1.33mi

Listing history 23 events

1. 2026-06-22
   pricedays on market $137,000 Active 17 DOM
2. 2026-06-21
   days on market $147,000 Active 16 DOM
3. 2026-06-21
   days on market $147,000 Active 15 DOM
4. 2026-06-18
   days on market $147,000 Active 13 DOM
5. 2026-06-17
   days on market $147,000 Active 12 DOM
6. 2026-06-16
   days on market $147,000 Active 11 DOM
7. 2026-06-15
   days on market $147,000 Active 10 DOM
8. 2026-06-13
   days on market $147,000 Active 8 DOM
9. 2026-06-12
   days on market $147,000 Active 7 DOM
10. 2026-06-09
    days on market $147,000 Active 4 DOM
11. 2026-06-08
    days on market $147,000 Active 3 DOM
12. 2026-06-07
    days on market $147,000 Active 2 DOM
13. 2026-06-05
    remarks 300-char remark
14. 2026-06-05
    days on marketlisting id $147,000 Active 1 DOM
15. 2026-06-04
    days on market $147,000 Active 9 DOM
16. 2026-06-02
    days on market $147,000 Active 8 DOM
17. 2026-06-01
    days on market $147,000 Active 7 DOM
18. 2026-05-31
    days on market $147,000 Active 6 DOM
19. 2026-05-25
    listed $147,000 Active
20. 2026-04-13
    soldstatus $61,500
21. 2010-01-19
    soldstatus $85,106
22. 2009-06-20
    listed $122,900
23. 2005-07-20
    soldstatus $78,300

ⓘ 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: $1,920 · $160/mo
• Projected year-2 tax: $2,118 · $176/mo
• Expected delta: +$198/yr (+$16/mo · 10.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 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: $13,500
• − Mortgage interest: −$7,674
• − Property taxes: −$1,920
• − Insurance: −$685
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,985
• Taxable loss: −$2,925
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $141/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: Harpursville Central School District
• NCES district ID: 3613710
• Math proficiency: 43% ▲ 4.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $48,233
• Composite: 34.36/100
• National rank: #5222
• State rank: #518 of 590 in NY

Livability — Chenango Bridge

• Score: 69/100
• State rank: #505
• US rank: #8828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,138

Population outlook (Broome County) Hauer SSP2

• Today (2025): 187,989 people
• By 2030: 183,066 · -2.6%
• By 2040: 172,228 · -8.4%
• By 2050: 163,161 · -13.2%
• By 2075: 153,641 · -18.3%
• By 2100: 140,851 · -25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 8% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Hispanic 8% Romanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · French/Haitian/Cajun 5% Spanish 4% Chinese 2%

Political lean MEDSL · Broome

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -7.6pp toward R · 2008: 8.0pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+3.5 2016: R+3.7 2012: D+4.6 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.85%
• Current HPI: 280.3184
• 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

+87.7% since first listed

5 events — show timeline

• 2026-05-25 Listed $147,000 FSBO.com
• 2026-04-13 Sold (Public Records) $61,500 Public Records
• 2010-01-19 Sold (Public Records) $85,106 Public Records
• 2009-06-20 Listed $122,900 GBAOR
• 2005-07-20 Sold (Public Records) $78,300 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,920 · +2.8% YoY. Source: county tax records.