10-12 Columbia St · Oneonta, NY 13820

$149,000

6 bd · 2.0 ba · 1,904 sqft · Townhouse public records · 35 Days on market

Built 1900 8,712 sqft lot $78/sqft · 47% below area Est $282k · 47% under

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Why this score? — see what drove the B 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 +20.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• DSCR +6.6/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity is calling you from this duplex in the City of Oneonta offering flexible living and rental options. Side by side unit apartments each offer a formal dining room, comfortable living room and a full bath. Apartment #10 (right unit) is vacant and offers 3 bedrooms, while Apartment #12 (left unit) is tenant occupied and has 2 bedrooms. Both units have separate front porch access, share a laundry room conveniently on the first floor, and have separate utilities. The property also features ample off-street parking with each unit having space on either side of the house and a spacious shared backyard. This could be a great owner occupied or good investment! Located close to

Key facts

• Formal dining room
• Full bath
• 2 parking spots

Tags

• FORMAL DINING ROOM
• COMFORTABLE LIVING ROOM
• FULL BATH
• SEPARATE FRONT PORCH ACCESS
• AMPLE OFF-STREET PARKING
• SPACIOUS SHARED BACKYARD

Property features AI

Finance

• Financial info: Owner pays grounds care, trash collection, and water; Current rents: Unit 1 $950 (leased), Unit 2 $1,350; Operating expenses include insurance, licenses, trash, and water/sewer

Exterior

• Parking: Two or more parking spaces
• Utilities: Electricity available; Public water connected; Sewer connected
• Home design: Two-story multi-family building; Resale property
• Construction: Vinyl siding; Built (existing)
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Each unit includes an oven/range and refrigerator
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies by area
• Bathrooms: Each unit has 1 full bathroom (total of 2 full bathrooms in the building)
• Heating & cooling: Gas heating with forced air
• Interior features: Includes a formal dining room, living room, and porch; Full basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $149,000 price doesn't fit this home's estimated sale value (~$281,799) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $149k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.5% in Oneonta — 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 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.
• Market conditions: 118 active listings in the ZIP; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 6.5

CMA / ARV

• ARV (median comp): $281,799
• List price: $149,000
• Delta: -47.13%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Church St	0.17mi	6/2.0	1,976 (+4%)	15mo	$272,000	$138	73
12 Academy St	0.49mi	6/3.5	2,084 (+10%)	24mo	$269,900	$130	36

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $90,603
• Equity at exit: $134,231

10-year hold

• IRR: 23.9%
• Equity multiple: 7.23×
• Total profit: $260,023
• Equity at exit: $289,474

Cash invested: $41,720 (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: 118
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,908 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$463 /mo · $5,558/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $145

Break-even live

Break-even rent $1,724

Max offer price $149,000

Occupancy floor 87%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-24
   listed $149,000 Active 800-char remark
2. 2026-04-23
   historical
3. 2026-01-23
   status Active
4. 2026-01-07
   status Pending
5. 2025-12-27
   listed $159,000 Active
6. 2025-12-12
   historical
7. 2025-09-04
   listed $179,000 Active
8. 2021-07-12
   soldstatus $158,000
9. 2021-07-09
   soldstatus $158,000
10. 2021-04-13
    listed $167,500
11. 2005-08-05
    soldstatus $129,900
12. 2002-05-31
    soldstatus $72,000

ⓘ 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: $5,558 · $463/mo
• Projected year-2 tax: $5,558 · $463/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $22,890
• − Mortgage interest: −$8,346
• − Property taxes: −$5,558
• − Insurance: −$1,412
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$4,335
• Taxable loss: −$423
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,839/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

+106.9% since first listed

13 events — show timeline

• 2026-05-29 Pending — UNYREIS
• 2026-04-24 Listed $149,000 UNYREIS
• 2026-04-23 Listing Removed — UNYREIS
• 2026-01-23 Relisted — UNYREIS
• 2026-01-07 Pending — UNYREIS
• 2025-12-27 Listed $159,000 UNYREIS
• 2025-12-12 Listing Removed — UNYREIS
• 2025-09-04 Listed $179,000 UNYREIS
• 2021-07-12 Sold (Public Records) $158,000 Public Records
• 2021-07-09 Sold (MLS) $158,000 ODBOR
• 2021-04-13 Listed $167,500 ODBOR
• 2005-08-05 Sold (Public Records) $129,900 Public Records
• 2002-05-31 Sold (Public Records) $72,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $5,558 · +5.5% YoY. Source: county tax records.