83 W Main St · Milford, NY 13807

$109,900

5 bd · 5.0 ba · 2,736 sqft · SingleFamily public records · 400 Days on market

Built 1872 0.25 ac lot $40/sqft · 50% below area Est $220k · 50% under

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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 +8.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A totally unique opportuniy for industrious buyers. The home was once a charming and beautiful residence. It has been modified at some point and turned into two large apartments, In the past it apparently was used as a summer weekly rental property for the Cooperstown Dreams Park, and according to previous listings it was very profitable. At this time it needs a serious rehab after an extended period of neglect and abuse. It is shown on tax records as a single family home, but is currently set up as a two family. It is worth the time to check it out if you have the desire for potential income or to turn it into a charming and lovely personal home. .

Key facts

• 0.25 acre lot
• Built 1872
• Listed 399 days

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#691 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools C-, health & safety C-, commute D.
• Milford Central School District (rural): math 55% / reading 40% proficiency, ranked #507 of 755 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 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 $9k of equity ($760 loan paydown + $9k appreciation (7.8% 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 (7.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 400 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $55k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 400 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1872 — 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. 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?
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: 1.59% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.35%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $219,780
• List price: $109,900
• Delta: -50.00%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 W Main St	0.18mi	5/2.0	3,139 (+15%)	10mo	$155,400	$50	47

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

Projected returns pro-forma

7.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 3.71×
• Total profit: $83,496
• Equity at exit: $81,820

10-year hold

• IRR: 34.9%
• Equity multiple: 7.91×
• Total profit: $212,723
• Equity at exit: $160,841

Cash invested: $30,772 (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 13807

• Home prices YoY: 1.9%
• Active inventory: 12
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $624

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 59%

Sensitivity live

Price	-10% $700	-5% $662	+0% $624	+5% $586	+10% $548
Rent	-10% $486	-5% $555	+0% $624	+5% $694	+10% $763
Rate	-1.0pp $680	-0.5pp $652	base $624	+0.5pp $596	+1.0pp $567

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $109,900 Active 400 DOM
2. 2026-06-18
   days on market $109,900 Active 399 DOM
3. 2026-06-17
   days on market $109,900 Active 398 DOM
4. 2026-06-16
   days on market $109,900 Active 397 DOM
5. 2026-06-15
   days on market $109,900 Active 396 DOM
6. 2026-06-14
   days on market $109,900 Active 394 DOM
7. 2026-06-12
   days on market $109,900 Active 393 DOM
8. 2026-06-09
   days on market $109,900 Active 390 DOM
9. 2026-06-08
   days on market $109,900 Active 389 DOM
10. 2026-06-07
    days on market $109,900 Active 388 DOM
11. 2026-06-05
    days on market $109,900 Active 386 DOM
12. 2026-06-03
    days on market $109,900 Active 384 DOM
13. 2026-06-02
    days on market $109,900 Active 383 DOM
14. 2026-06-01
    days on market $109,900 Active 382 DOM
15. 2026-05-31
    days on market $109,900 Active 381 DOM
16. 2026-05-31
    days on market $109,900 Active 380 DOM
17. 2026-01-30
    price $109,900 657-char remark

    Show marketing remark (657 chars)

    A totally unique opportuniy for industrious buyers. The home was once a charming and beautiful residence. It has been modified at some point and turned into two large apartments, In the past it apparently was used as a summer weekly rental property for the Cooperstown Dreams Park, and according to previous listings it was very profitable. At this time it needs a serious rehab after an extended period of neglect and abuse. It is shown on tax records as a single family home, but is currently set up as a two family. It is worth the time to check it out if you have the desire for potential income or to turn it into a charming and lovely personal home. .

18. 2025-12-01
    price $114,900 657-char remark

    Show marketing remark (657 chars)

    A totally unique opportuniy for industrious buyers. The home was once a charming and beautiful residence. It has been modified at some point and turned into two large apartments, In the past it apparently was used as a summer weekly rental property for the Cooperstown Dreams Park, and according to previous listings it was very profitable. At this time it needs a serious rehab after an extended period of neglect and abuse. It is shown on tax records as a single family home, but is currently set up as a two family. It is worth the time to check it out if you have the desire for potential income or to turn it into a charming and lovely personal home. .

19. 2025-10-16
    price $124,900 657-char remark

    Show marketing remark (657 chars)

    A totally unique opportuniy for industrious buyers. The home was once a charming and beautiful residence. It has been modified at some point and turned into two large apartments, In the past it apparently was used as a summer weekly rental property for the Cooperstown Dreams Park, and according to previous listings it was very profitable. At this time it needs a serious rehab after an extended period of neglect and abuse. It is shown on tax records as a single family home, but is currently set up as a two family. It is worth the time to check it out if you have the desire for potential income or to turn it into a charming and lovely personal home. .

20. 2025-09-12
    price $134,900 657-char remark

    Show marketing remark (657 chars)

    A totally unique opportuniy for industrious buyers. The home was once a charming and beautiful residence. It has been modified at some point and turned into two large apartments, In the past it apparently was used as a summer weekly rental property for the Cooperstown Dreams Park, and according to previous listings it was very profitable. At this time it needs a serious rehab after an extended period of neglect and abuse. It is shown on tax records as a single family home, but is currently set up as a two family. It is worth the time to check it out if you have the desire for potential income or to turn it into a charming and lovely personal home. .

21. 2025-07-29
    price $144,900 657-char remark

    Show marketing remark (657 chars)

    A totally unique opportuniy for industrious buyers. The home was once a charming and beautiful residence. It has been modified at some point and turned into two large apartments, In the past it apparently was used as a summer weekly rental property for the Cooperstown Dreams Park, and according to previous listings it was very profitable. At this time it needs a serious rehab after an extended period of neglect and abuse. It is shown on tax records as a single family home, but is currently set up as a two family. It is worth the time to check it out if you have the desire for potential income or to turn it into a charming and lovely personal home. .

22. 2025-06-28
    price $154,900 657-char remark

    Show marketing remark (657 chars)

    A totally unique opportuniy for industrious buyers. The home was once a charming and beautiful residence. It has been modified at some point and turned into two large apartments, In the past it apparently was used as a summer weekly rental property for the Cooperstown Dreams Park, and according to previous listings it was very profitable. At this time it needs a serious rehab after an extended period of neglect and abuse. It is shown on tax records as a single family home, but is currently set up as a two family. It is worth the time to check it out if you have the desire for potential income or to turn it into a charming and lovely personal home. .

23. 2025-05-14
    listed $164,900 Active 657-char remark

    Show marketing remark (657 chars)

    A totally unique opportuniy for industrious buyers. The home was once a charming and beautiful residence. It has been modified at some point and turned into two large apartments, In the past it apparently was used as a summer weekly rental property for the Cooperstown Dreams Park, and according to previous listings it was very profitable. At this time it needs a serious rehab after an extended period of neglect and abuse. It is shown on tax records as a single family home, but is currently set up as a two family. It is worth the time to check it out if you have the desire for potential income or to turn it into a charming and lovely personal home. .

24. 2015-02-06
    soldstatus $205,000 474-char remark

    Show marketing remark (474 chars)

    Welcome to Green Gables! This 2 family apartment house has been totally renovated. Used as a Dreams Park baseball rental with an income of $34,000 for a 12 week season. The first floor apartment features 3 bedrooms (possibly 4 with family rm) and 3 baths. Second floor apartment has 2 bedrooms and 2 baths. Both apartments offer high speed internet, air conditioning and a shared laundry. The rooms are spacious, bright and nicely appointed making this property a Home Run!

25. 2015-02-06
    soldstatus $205,000

    Show marketing remark (474 chars)

    Welcome to Green Gables! This 2 family apartment house has been totally renovated. Used as a Dreams Park baseball rental with an income of $34,000 for a 12 week season. The first floor apartment features 3 bedrooms (possibly 4 with family rm) and 3 baths. Second floor apartment has 2 bedrooms and 2 baths. Both apartments offer high speed internet, air conditioning and a shared laundry. The rooms are spacious, bright and nicely appointed making this property a Home Run!

26. 2014-04-15
    listed $210,000 474-char remark

    Show marketing remark (474 chars)

    Welcome to Green Gables! This 2 family apartment house has been totally renovated. Used as a Dreams Park baseball rental with an income of $34,000 for a 12 week season. The first floor apartment features 3 bedrooms (possibly 4 with family rm) and 3 baths. Second floor apartment has 2 bedrooms and 2 baths. Both apartments offer high speed internet, air conditioning and a shared laundry. The rooms are spacious, bright and nicely appointed making this property a Home Run!

27. 2013-07-02
    listed $240,000
28. 2008-07-24
    soldstatus $222,500
29. 2008-07-18
    soldstatus $227,500
30. 2008-04-07
    listed $249,000
31. 2007-07-06
    listed $249,000
32. 2006-08-07
    listed $249,900
33. 2005-02-18
    soldstatus $60,000
34. 2005-02-17
    soldstatus $60,000
35. 2005-01-18
    listed $50,000
36. 1998-08-12
    soldstatus $52,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥92°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: $21,022
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$3,197
• Taxable income: $6,107
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $6,027/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: Milford Central School District
• NCES district ID: 3619350
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $49,927
• Composite: 42.86/100
• National rank: #6725
• State rank: #507 of 755 in NY

Livability — Milford

• Score: 65/100
• State rank: #691
• US rank: #13074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milford, NY
• Population (ZIP): 1,260

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 (91%)
• Race & ethnicity: White 91% Asian 5% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 11% Romanian 8% Iranian 5%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Tagalog/Filipino 3% Spanish 2% Other Asian/Pacific 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: ▲ 7.78%
• Current HPI: 421.1413
• 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

+111.3% since first listed

20 events — show timeline

• 2026-01-30 Price Changed $109,900 CNYIS
• 2025-12-01 Price Changed $114,900 CNYIS
• 2025-10-16 Price Changed $124,900 CNYIS
• 2025-09-12 Price Changed $134,900 CNYIS
• 2025-07-29 Price Changed $144,900 CNYIS
• 2025-06-28 Price Changed $154,900 CNYIS
• 2025-05-14 Listed $164,900 CNYIS
• 2015-02-06 Sold (Public Records) $205,000 Public Records
• 2015-02-06 Sold (MLS) $205,000 UNYREIS
• 2014-04-15 Listed $210,000 UNYREIS
• 2013-07-02 Listed $240,000 UNYREIS
• 2008-07-24 Sold (Public Records) $222,500 Public Records
• 2008-07-18 Sold (MLS) $227,500 UNYREIS
• 2008-04-07 Listed $249,000 UNYREIS
• 2007-07-06 Listed $249,000 UNYREIS
• 2006-08-07 Listed $249,900 UNYREIS
• 2005-02-18 Sold (Public Records) $60,000 Public Records
• 2005-02-17 Sold (MLS) $60,000 UNYREIS
• 2005-01-18 Listed $50,000 UNYREIS
• 1998-08-12 Sold (Public Records) $52,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $5,811 · -25.5% YoY. Source: county tax records.