0 State Highway 8 · Deposit, NY 13754

$140,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 40 Days on market

Built 1972 Fair condition 7.92 ac lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Tucked away on nearly 8 acres of woodlands, just a few minutes from Artic China and Steam Mill State Forest. This A-frame cabin offers rustic serenity and modern comfort. Open the front door and witness the deer as they travel across your land. It's served well as a summer home and hunting camp for the last 40 years. Two bedrooms up the loft steps, which could sleep up to 4 people, maybe more. Includes fully connected septic, electric, and water from a gravity fed spring, so you won't miss those modern conveniences. There is a wood stove in the living room that heats up nicely. Add a mini-split and you could make this into year round living. PLUS-it comes fully furnished! Wake up to the sounds of birdsong, sip coffee on your deck surrounded by towering trees, and experience the magic of upstate New York living. The property does front onto St Hwy 8, but direct access is off of Dunbar Rd, then a shared road to the house. A rare opportunity to own a piece of Delaware County’s natural beauty—don’t miss out! Highly recommend truck or SUV to access. It’s a bit rough and bumpy.

Key facts

• Wood stove
• Nearly 8 acres
• Gravity fed spring

Tags

• NEARLY 8 ACRES
• A-FRAME CABIN
• FULLY CONNECTED SEPTIC
• GRAVITY FED SPRING
• WOOD STOVE
• FULLY FURNISHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $44 ($529/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (8.5% below list).
• Recommended offer: $128k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in Deposit — 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 67/100 on livability (#616 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Deposit Central School District (rural): math 58% / reading 49% proficiency, ranked #417 of 755 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Deposit Elementary School (math 22% / reading 47%, grade F, #1,577 of 2,108 statewide, top 77%, 235 students, 55% FRL); Deposit Middle-Senior High School (math 42% / reading 47%, grade F, #1,032 of 1,100 statewide, top 95%, 236 students, 52% FRL).
• Zoned-school proficiency averages 40% at this address vs 54% district-wide (-14 pts) — the specific schools serving this property underperform the Deposit Central School District average; the district grade overstates school quality for this exact location.
• Market conditions: 31 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($968 loan paydown + $8k appreciation (5.9% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 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 40 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 18y 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.
• Current owner paid $52k; list at $140k implies a 172% gain — meaningful room to come down on a strong offer.

Recommended offer $128,054 (8.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — 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. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.09×
• Total profit: $42,667
• Equity at exit: $87,389

10-year hold

• IRR: 16.3%
• Equity multiple: 4.15×
• Total profit: $123,493
• Equity at exit: $157,943

Cash invested: $39,200 (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 13754

• Home prices YoY: 2.2%
• Active inventory: 31
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $44

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $141	-5% $92	+0% $44	+5% $-4	+10% $-53
Rent	-10% $-57	-5% $-6	+0% $44	+5% $95	+10% $145
Rate	-1.0pp $115	-0.5pp $80	base $44	+0.5pp $8	+1.0pp $-29

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-18
   status Pending 1112-char remark

   Show marketing remark (1112 chars)

   Tucked away on nearly 8 acres of woodlands, just a few minutes from Artic China and Steam Mill State Forest. This A-frame cabin offers rustic serenity and modern comfort. Open the front door and witness the deer as they travel across your land. It's served well as a summer home and hunting camp for the last 40 years. Two bedrooms up the loft steps, which could sleep up to 4 people, maybe more. Includes fully connected septic, electric, and water from a gravity fed spring, so you won't miss those modern conveniences. There is a wood stove in the living room that heats up nicely. Add a mini-split and you could make this into year round living. PLUS-it comes fully furnished! Wake up to the sounds of birdsong, sip coffee on your deck surrounded by towering trees, and experience the magic of upstate New York living. The property does front onto St Hwy 8, but direct access is off of Dunbar Rd, then a shared road to the house. A rare opportunity to own a piece of Delaware County’s natural beauty—don’t miss out! Highly recommend truck or SUV to access. It’s a bit rough and bumpy.

2. 2026-04-08
   listed $140,000 Active 1112-char remark

   Show marketing remark (1112 chars)

   Tucked away on nearly 8 acres of woodlands, just a few minutes from Artic China and Steam Mill State Forest. This A-frame cabin offers rustic serenity and modern comfort. Open the front door and witness the deer as they travel across your land. It's served well as a summer home and hunting camp for the last 40 years. Two bedrooms up the loft steps, which could sleep up to 4 people, maybe more. Includes fully connected septic, electric, and water from a gravity fed spring, so you won't miss those modern conveniences. There is a wood stove in the living room that heats up nicely. Add a mini-split and you could make this into year round living. PLUS-it comes fully furnished! Wake up to the sounds of birdsong, sip coffee on your deck surrounded by towering trees, and experience the magic of upstate New York living. The property does front onto St Hwy 8, but direct access is off of Dunbar Rd, then a shared road to the house. A rare opportunity to own a piece of Delaware County’s natural beauty—don’t miss out! Highly recommend truck or SUV to access. It’s a bit rough and bumpy.

3. 2025-12-31
   historical
4. 2025-09-08
   price $140,000
5. 2025-06-18
   price $164,000
6. 2025-04-03
   listed $169,000 Active
7. 2021-02-24
   soldstatus $51,500
8. 2020-09-10
   listed $58,500
9. 2020-09-08
   historical
10. 2020-02-05
    listed $59,500
11. 2019-05-29
    listed $49,000
12. 2018-06-26
    listed $62,500
13. 2017-03-30
    listed $64,900
14. 2016-10-06
    listed $69,900
15. 2016-02-29
    listed $74,900
16. 2015-09-16
    listed $79,900
17. 2015-08-04
    historical
18. 2015-04-17
    listed $99,900
19. 2013-11-11
    listed $149,900
20. 2008-08-01
    listed $65,000

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

Taxation est. · year 1

• Rental income: $15,366
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$4,073
• Taxable loss: −$1,807
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $963/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

Fair 45/100 Moderate rehab

This A-frame cabin requires moderate renovations, including exterior repairs and landscaping, to improve its curb appeal and resale value.

Repairs flagged

• Major Siding — Weathered and peeling
• Major Landscaping — Overgrown grass and unkempt appearance

Value-add opportunities

• Both Landscaping and exterior painting — Improves curb appeal and resale value
• Both HVAC upgrade — Modernizes the home and improves comfort
• Both Kitchen and bathroom updates — Enhances functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered and peeling	Major	$15,000–50,000
Landscaping · Overgrown grass and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improves curb appeal and resale value ↑
• Both HVAC upgrade — Modernizes the home and improves comfort ↑
• Both Kitchen and bathroom updates — Enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Deposit Central School District
• NCES district ID: 3609060
• Math proficiency: 58% ▲ 1.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $40,214
• Composite: 46.65/100
• National rank: #5268
• State rank: #417 of 755 in NY

Livability — Deposit

• Score: 67/100
• State rank: #616
• US rank: #11200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,793

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 274.797
• 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

+115.4% since first listed

20 events — show timeline

• 2026-05-18 Pending — UNYREIS
• 2026-04-08 Listed $140,000 UNYREIS
• 2025-12-31 Listing Removed — UNYREIS
• 2025-09-08 Price Changed $140,000 UNYREIS
• 2025-06-18 Price Changed $164,000 UNYREIS
• 2025-04-03 Listed $169,000 UNYREIS
• 2021-02-24 Sold (MLS) $51,500 UNYREIS
• 2020-09-10 Listed $58,500 UNYREIS
• 2020-09-08 Listing Removed — UNYREIS
• 2020-02-05 Listed $59,500 UNYREIS
• 2019-05-29 Listed $49,000 GBAOR
• 2018-06-26 Listed $62,500 UNYREIS
• 2017-03-30 Listed $64,900 UNYREIS
• 2016-10-06 Listed $69,900 UNYREIS
• 2016-02-29 Listed $74,900 UNYREIS
• 2015-09-16 Listed $79,900 UNYREIS
• 2015-08-04 Listing Removed — UNYREIS
• 2015-04-17 Listed $99,900 UNYREIS
• 2013-11-11 Listed $149,900 UNYREIS
• 2008-08-01 Listed $65,000 UNYREIS