6 Hill Pl · Oneonta, NY 13820

$189,000

3 bd · 1.5 ba · 1,240 sqft · SingleFamily public records · 27 Days on market

Built 1933 3,049 sqft lot Est $195k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.8/15.0
• Cash flow +7.6/30.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks

Welcome to 6 Hill Place in Oneonta — a spacious and character-filled home offering classic charm with room to make it your own. This bright and inviting property features generously sized bedrooms, high ceilings, beautiful natural light, and original woodwork throughout. The large eat-in kitchen provides abundant cabinet and counter space, while the formal dining room showcases timeless details including built-ins and elegant trim. Multiple bathrooms, convenient first-floor laundry, and flexible living spaces add everyday functionality. Outside, enjoy a covered front porch, off-street parking, and a detached garage, all located close to downtown Oneonta, SUNY Oneonta, shopping, restau

Key facts

• Covered front porch
• Large eat-in kitchen
• Formal dining room

Tags

• LARGE EAT-IN KITCHEN
• FORMAL DINING ROOM
• COVERED FRONT PORCH
• OFF-STREET PARKING
• DETACHED GARAGE
• CLOSE TO DOWNTOWN ONEONTA

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected; Electric service (implied by electric appliances)
• Home design: Two-story existing home
• Construction: Wood siding; Shingle roof; Stone foundation; Resale condition
• Exterior features: Enclosed porch; Open porch; Gravel driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven and electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Total of 9 rooms (includes living, family, laundry; bedroom count not specified)
• Flooring: Hardwood flooring; Laminate flooring; Varies by room
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Washer and dryer on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (24.1% below list).
• Recommended offer: $143k (24.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#253 in NY, #4,021 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities C-, crime F, commute F.
• Oneonta City School District (town): math 46% / reading 57% proficiency, ranked #374 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greater Plains Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 284 students, 40% FRL); Oneonta Middle School (math 28% / reading 56%, grade D-, #379 of 729 statewide, top 54%, 378 students, 44% FRL); Oneonta Senior High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 502 students, 37% FRL).
• Market conditions: 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Otsego County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, 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 27 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $189k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,359 (24.1% 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 1933 — 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. 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?
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: 0.76% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.22%
• DSCR: 0.77
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $194,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Cherry St	0.16mi	3/2.0	1,288 (+4%)	3mo	$161,000	$125	81
5 Birch St	0.15mi	3/1.0	1,198 (-3%)	6mo	$150,000	$125	81
15 Church St	0.07mi	3/1.0	1,344 (+8%)	4mo	$220,000	$164	78
12 Brook St	0.33mi	2/1.5 (-1)	1,330 (+7%)	4mo	$208,500	$157	64
6 Highland St	0.38mi	2/1.0 (-1)	1,280 (+3%)	7mo	$125,000	$98	64
24 Spruce St	0.34mi	3/1.0	1,350 (+9%)	5mo	$185,000	$137	63
13 S Belmont Cir	0.65mi	3/2.0	1,308 (+6%)	1mo	$310,000	$237	58
26 S Belmont Cir	0.71mi	3/1.5	1,220 (-2%)	9mo	$210,000	$172	56
4 King St	0.70mi	4/1.5 (+1)	1,250 (+1%)	9mo	$173,000	$138	53
162 Chestnut St	0.51mi	3/2.0	1,370 (+10%)	4mo	$50,000	$36	53
90 Clinton St	0.43mi	4/2.5 (+1)	1,344 (+8%)	6mo	$240,000	$179	52
4 Irving Pl	0.53mi	3/1.5	1,092 (-12%)	7mo	$300,000	$275	50

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $88,340
• Equity at exit: $170,266

10-year hold

• IRR: 18.7%
• Equity multiple: 6.14×
• Total profit: $271,780
• Equity at exit: $367,185

Cash invested: $52,920 (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 13820

• Home prices YoY: 22.7%
• Active inventory: 121
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$293 /mo · $3,512/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-230

Break-even live

Break-even rent $1,725

Max offer price $148,364

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-177	+0% $-230	+5% $-284	+10% $-337
Rent	-10% $-343	-5% $-287	+0% $-230	+5% $-173	+10% $-117
Rate	-1.0pp $-135	-0.5pp $-182	base $-230	+0.5pp $-279	+1.0pp $-329

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	45d	1	0.90mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	45d	1	1.09mi
514-516 Main St Unit 4 Oneonta, NY	2.0	1.0	700	$980	$1.40	45d	1	1.10mi
514-516 Main St Unit 3 Oneonta, NY	2.0	1.0	700	$950	$1.36	45d	1	1.10mi

Listing history 19 events

1. 2026-06-22
   days on market $189,000 Active 27 DOM
2. 2026-06-21
   days on market $189,000 Active 26 DOM
3. 2026-06-19
   days on market $189,000 Active 24 DOM
4. 2026-06-18
   days on market $189,000 Active 23 DOM
5. 2026-06-17
   days on market $189,000 Active 22 DOM
6. 2026-06-16
   days on market $189,000 Active 21 DOM
7. 2026-06-15
   days on market $189,000 Active 20 DOM
8. 2026-06-14
   days on market $189,000 Active 18 DOM
9. 2026-06-12
   days on market $189,000 Active 17 DOM
10. 2026-06-09
    days on market $189,000 Active 14 DOM
11. 2026-06-08
    days on market $189,000 Active 13 DOM
12. 2026-06-07
    days on market $189,000 Active 12 DOM
13. 2026-06-07
    days on market $189,000 Active 11 DOM
14. 2026-06-02
    days on market $189,000 Active 7 DOM
15. 2026-06-01
    days on market $189,000 Active 6 DOM
16. 2026-05-31
    days on market $189,000 Active 5 DOM
17. 2026-05-31
    days on market $189,000 Active 4 DOM
18. 2026-05-26
    listed $189,000 Active
19. 2000-11-27
    soldstatus $55,900

ⓘ 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: $3,512 · $293/mo
• Projected year-2 tax: $3,512 · $293/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 8 d/yr ≥93°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: $17,203
• − Mortgage interest: −$10,587
• − Property taxes: −$3,512
• − Insurance: −$945
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$5,498
• Taxable loss: −$6,092
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $-1,298/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: Oneonta City School District
• NCES district ID: 3621780
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 57% ▲ 14.00%
• Median HH income: $41,631
• Composite: 43.19/100
• National rank: #3066
• State rank: #374 of 590 in NY

Livability — Oneonta

• Score: 75/100
• State rank: #253
• US rank: #4021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneonta, NY
• County: Otsego County · 23,056 people
• City population: 23,056
• Metro: Oneonta, NY
• Population (ZIP): 23,056
• Household income: $65,953
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 662.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▲ 67.86%
• Current HPI: 366.3391
• Rent YoY: —
• Metro: Oneonta, NY
• 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

+238.1% since first listed

2 events — show timeline

• 2026-05-26 Listed $189,000 UNYREIS
• 2000-11-27 Sold (Public Records) $55,900 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,512 · +5.5% YoY. Source: county tax records.