2266 State Route 7 · Windsor, NY 13787

$54,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 94 Days on market

Built 1962 8,276 sqft lot $54/sqft · 35% below area Est $85k · 35% under ↓ 4% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming home situated on a spacious and quiet lot, located close to your needed amenities. Home offers a nice open floor plan allowing lots of natural light to flow throughout, dont miss it!

Key facts

• 8,276 sq ft lot
• Built 1962
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#513 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; 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.
• Market conditions: 15 active listings in the ZIP; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($380 loan paydown + $4k appreciation (7.5% 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 (7.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 94 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $49,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.32% ✓
• Cap rate: 20.04%
• Cash-on-cash: 49.09%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (median comp): $84,690
• List price: $54,900
• Delta: -35.18%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

7.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.8%
• Equity multiple: 4.97×
• Total profit: $61,082
• Equity at exit: $39,999

10-year hold

• IRR: 55.4%
• Equity multiple: 10.59×
• Total profit: $147,492
• Equity at exit: $77,821

Cash invested: $15,372 (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 13787

• Home prices YoY: 2.5%
• Active inventory: 15
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $629

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 46%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $54,900 Active 94 DOM
2. 2026-06-17
   days on market $54,900 Active 93 DOM
3. 2026-06-16
   days on market $54,900 Active 92 DOM
4. 2026-06-15
   days on market $54,900 Active 91 DOM
5. 2026-06-13
   days on market $54,900 Active 89 DOM
6. 2026-06-12
   days on market $54,900 Active 88 DOM
7. 2026-06-09
   days on market $54,900 Active 85 DOM
8. 2026-06-08
   days on market $54,900 Active 84 DOM
9. 2026-06-07
   days on market $54,900 Active 83 DOM
10. 2026-06-05
    days on market $54,900 Active 81 DOM
11. 2026-06-04
    days on market $54,900 Active 79 DOM
12. 2026-06-02
    days on market $54,900 Active 78 DOM
13. 2026-06-01
    days on market $54,900 Active 77 DOM
14. 2026-05-31
    days on market $54,900 Active 76 DOM
15. 2026-05-13
    price $54,900 191-char remark

    Show marketing remark (191 chars)

    Charming home situated on a spacious and quiet lot, located close to your needed amenities. Home offers a nice open floor plan allowing lots of natural light to flow throughout, dont miss it!

16. 2026-04-15
    price $69,900 191-char remark

    Show marketing remark (191 chars)

    Charming home situated on a spacious and quiet lot, located close to your needed amenities. Home offers a nice open floor plan allowing lots of natural light to flow throughout, dont miss it!

17. 2026-03-16
    listed $74,900 Active 191-char remark

    Show marketing remark (191 chars)

    Charming home situated on a spacious and quiet lot, located close to your needed amenities. Home offers a nice open floor plan allowing lots of natural light to flow throughout, dont miss it!

18. 2010-07-23
    soldstatus $55,000
19. 2006-02-15
    soldstatus $45,000
20. 2006-02-10
    soldstatus $45,000 195-char remark

    Show marketing remark (195 chars)

    Cute and cozy ranch home, some hardwood floors, new berber carpet in living room. Great starter home for a small family or perfect for a single or retired couple. Convenient location. Call today.

21. 2005-07-05
    listed $49,900 195-char remark

    Show marketing remark (195 chars)

    Cute and cozy ranch home, some hardwood floors, new berber carpet in living room. Great starter home for a small family or perfect for a single or retired couple. Convenient location. Call today.

22. 2005-06-23
    historical
23. 2005-04-14
    listed $57,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 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: $15,316
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$1,597
• Taxable income: $7,095
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $5,844/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 — Windsor

• Score: 68/100
• State rank: #513
• US rank: #9132

Category grades

Amenities F Commute F Cost of living A+ 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): 3,120

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Italian 4% Subsaharan African 1%
• Foreign-born: 4% · Canada

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: ▲ 7.54%
• Current HPI: 304.4145
• 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

-3.7% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $54,900 UNYREIS
• 2026-04-15 Price Changed $69,900 UNYREIS
• 2026-03-16 Listed $74,900 UNYREIS
• 2010-07-23 Sold (Public Records) $55,000 Public Records
• 2006-02-15 Sold (Public Records) $45,000 Public Records
• 2006-02-10 Sold (MLS) $45,000 UNYREIS
• 2005-07-05 Listed $49,900 UNYREIS
• 2005-06-23 Listing Removed — UNYREIS
• 2005-04-14 Listed $57,000 UNYREIS

Property tax history

+4.6%/yr

Latest (2025): $2,838 · +42.6% YoY. Source: county tax records.