3707 Levydale Park · Munsons Corners, NY 13045

$209,900

4 bd · 1.5 ba · 1,918 sqft · SingleFamily public records · 2 Days on market

Built 1930 0.52 ac lot $109/sqft · at area comps Est $218k · at est.

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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 +21.0/30.0
• ARV discount +9.2/15.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• Rent growth +4.6/5.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 4-bedroom, 1½-bath home, perfectly nestled on a quiet street in the desirable town of Cortlandville. From the moment you step inside, you’ll appreciate the spacious living room featuring gleaming floors and an inviting atmosphere ideal for relaxing or entertaining. The home offers a formal dining room for gatherings and a stunning eat-in kitchen complete with stainless steel appliances, making everyday living both stylish and functional. Two conveniently located first-floor bedrooms provide easy, one-level living, while the second floor features two additional bedrooms and a half bath—with the potential to expand into a full bath. Hardwood floors flow throughout much of the home, complemented by a versatile bonus space perfect for a den, home office, or playroom. An extra-long attached garage ensures effortless access year-round, and the expansive triple-wide lot provides endless opportunities for outdoor entertaining, gardening, or recreation. Additional highlights include a large carport and a storage shed, offering plenty of space for all your needs. This property truly combines comfort, charm, and flexibility—an ideal place to call home.

Key facts

• Formal dining room
• First-floor bedrooms
• Eat-in kitchen

Tags

• FORMAL DINING ROOM
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• FIRST-FLOOR BEDROOMS
• BONUS SPACE
• EXTRA-LONG ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Single-story; Existing construction
• Construction: Wood siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Barn(s); Outbuilding; Shed(s); Storage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Country kitchen
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).

Location & tenants

• Location reads 72/100 on livability (#363 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D, amenities F, commute F.
• Cortland City School District (town): math 49% / reading 54% proficiency, ranked #368 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Franklyn S Barry Primary School (429 students, 58% FRL); Cortland High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 596 students, 42% FRL).
• Zoned-school proficiency averages 92% at this address vs 52% district-wide (+40 pts) — the actual schools serving this property are materially stronger than the Cortland City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.4%/yr); 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 45 units permitted in Cortland County in 2024 (12 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cortland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $84k; list at $210k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $209,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.4

CMA / ARV

• ARV (median comp): $218,039
• List price: $209,900
• Delta: 0.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1296 Starr Rd	0.42mi	3/2.0 (-1)	1,884 (-2%)	9mo	$265,000	$141	63
135 Tompkins St	0.52mi	4/2.0	1,928 (+0%)	18mo	$158,000	$82	57
16 Park St	0.60mi	4/1.5	1,688 (-12%)	22mo	$45,000	$27	34

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,616
• Equity at exit: $31,297

10-year hold

• IRR: 13.5%
• Equity multiple: 2.34×
• Total profit: $79,001
• Equity at exit: $18,148

Cash invested: $58,772 (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 13045

• Home prices YoY: -9.3%
• Rents YoY: 8.4%
• Active inventory: 141
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,352 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$373 /mo · $4,481/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $296

Break-even live

Break-even rent $1,977

Max offer price $209,900

Occupancy floor 82%

Sensitivity live

Price	-10% $415	-5% $356	+0% $296	+5% $237	+10% $177
Rent	-10% $110	-5% $203	+0% $296	+5% $389	+10% $482
Rate	-1.0pp $402	-0.5pp $350	base $296	+0.5pp $242	+1.0pp $186

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 James St Cortland, NY	3.0	1.5	1319	$3,600	$2.73	45d	1	0.89mi

Listing history 6 events

1. 2026-06-18
   status $209,900 Pending 2 DOM
2. 2026-06-17
   days on market $209,900 Active 2 DOM

   Show marketing remark (1223 chars)

   Welcome to this beautifully maintained 4-bedroom, 1½-bath home, perfectly nestled on a quiet street in the desirable town of Cortlandville. From the moment you step inside, you’ll appreciate the spacious living room featuring gleaming floors and an inviting atmosphere ideal for relaxing or entertaining. The home offers a formal dining room for gatherings and a stunning eat-in kitchen complete with stainless steel appliances, making everyday living both stylish and functional. Two conveniently located first-floor bedrooms provide easy, one-level living, while the second floor features two additional bedrooms and a half bath—with the potential to expand into a full bath. Hardwood floors flow throughout much of the home, complemented by a versatile bonus space perfect for a den, home office, or playroom. An extra-long attached garage ensures effortless access year-round, and the expansive triple-wide lot provides endless opportunities for outdoor entertaining, gardening, or recreation. Additional highlights include a large carport and a storage shed, offering plenty of space for all your needs. This property truly combines comfort, charm, and flexibility—an ideal place to call home.

3. 2026-06-16
   pricestatusdays on marketlisting id $209,900 Active 1 DOM
4. 2026-04-27
   price $219,900

   Show marketing remark (1223 chars)

   Welcome to this beautifully maintained 4-bedroom, 1½-bath home, perfectly nestled on a quiet street in the desirable town of Cortlandville. From the moment you step inside, you’ll appreciate the spacious living room featuring gleaming floors and an inviting atmosphere ideal for relaxing or entertaining. The home offers a formal dining room for gatherings and a stunning eat-in kitchen complete with stainless steel appliances, making everyday living both stylish and functional. Two conveniently located first-floor bedrooms provide easy, one-level living, while the second floor features two additional bedrooms and a half bath—with the potential to expand into a full bath. Hardwood floors flow throughout much of the home, complemented by a versatile bonus space perfect for a den, home office, or playroom. An extra-long attached garage ensures effortless access year-round, and the expansive triple-wide lot provides endless opportunities for outdoor entertaining, gardening, or recreation. Additional highlights include a large carport and a storage shed, offering plenty of space for all your needs. This property truly combines comfort, charm, and flexibility—an ideal place to call home.

5. 2026-04-22
   listed $239,900 Active

   Show marketing remark (1223 chars)

   Welcome to this beautifully maintained 4-bedroom, 1½-bath home, perfectly nestled on a quiet street in the desirable town of Cortlandville. From the moment you step inside, you’ll appreciate the spacious living room featuring gleaming floors and an inviting atmosphere ideal for relaxing or entertaining. The home offers a formal dining room for gatherings and a stunning eat-in kitchen complete with stainless steel appliances, making everyday living both stylish and functional. Two conveniently located first-floor bedrooms provide easy, one-level living, while the second floor features two additional bedrooms and a half bath—with the potential to expand into a full bath. Hardwood floors flow throughout much of the home, complemented by a versatile bonus space perfect for a den, home office, or playroom. An extra-long attached garage ensures effortless access year-round, and the expansive triple-wide lot provides endless opportunities for outdoor entertaining, gardening, or recreation. Additional highlights include a large carport and a storage shed, offering plenty of space for all your needs. This property truly combines comfort, charm, and flexibility—an ideal place to call home.

6. 2009-10-02
   soldstatus $83,600

ⓘ 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: $4,481 · $373/mo
• Projected year-2 tax: $4,481 · $373/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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 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: $28,220
• − Mortgage interest: −$11,758
• − Property taxes: −$4,481
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$6,106
• Taxable income: $310
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $3,480/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: Cortland City School District
• NCES district ID: 3608460
• Math proficiency: 49% ▲ 6.00%
• Reading proficiency: 54% ▲ 17.00%
• Median HH income: $42,413
• Composite: 43.29/100
• National rank: #3041
• State rank: #368 of 590 in NY

Livability — Munsons Corners

• Score: 72/100
• State rank: #363
• US rank: #6181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munsons Corners, NY
• County: Cortland County · 28,361 people
• Metro: Cortland, NY
• Population (ZIP): 28,361
• Household income: $69,961
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1488.0

Population outlook (Cortland County) Hauer SSP2

• Today (2025): 47,543 people
• By 2030: 46,107 · -3.0%
• By 2040: 43,122 · -9.3%
• By 2050: 40,216 · -15.4%
• By 2075: 34,717 · -27.0%
• By 2100: 28,953 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Cortland

• 2024 margin: Lean R (+6.4) · D 46.8% · R 53.2%
• 2008→2024 swing: -16.4pp toward R · 2008: 10.0pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+1.9 2016: R+6.7 2012: D+8.8 2008: D+10.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.78%
• Current HPI: 289.515
• Rent YoY: ▲ 8.37%
• Metro: Cortland, 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

+151.1% since first listed

6 events — show timeline

• 2026-06-18 Pending — CNYIS
• 2026-06-17 Pending — CNYIS
• 2026-06-15 Listed $209,900 CNYIS
• 2026-04-27 Price Changed $219,900 CNYIS
• 2026-04-22 Listed $239,900 CNYIS
• 2009-10-02 Sold (Public Records) $83,600 Public Records

Property tax history

-2.6%/yr

Latest (2025): $4,481 · +4.8% YoY. Source: county tax records.