239 Peebles Hill Rd · Oneonta, NY 13820

$395,000

3 bd · 3.0 ba · 1,800 sqft · SingleFamily public records · 60 Days on market

Built 2002 0.99 ac lot $219/sqft · 8% below area Est $526k · 25% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

ARE YOU LOOKING FOR SOMETHING DIFFERENT? STYLE? QUALITY? Welcome to this stunning custom contemporary home set on a beautiful lot, just minutes from schools, shopping, and local conveniences. This stately residence impresses from the moment you arrive, with soaring windows, sun-drenched interiors, fine wood moldings, and luxurious radiant floor heating throughout. The dramatic sunken great room features double-height windows, very uniquely designed with glass block trim, and an airy, open feel—perfect for bringing the outdoors in and creating a spectacular gathering space. Entertaining is effortless in the spacious open kitchen, complete with rich cherry cabinetry and breakfast bar.

Key facts

• Soaring windows
• Sunken great room
• Open kitchen

Tags

• CUSTOM CONTEMPORARY HOME
• SOARING WINDOWS
• RADIANT FLOOR HEATING
• SUNKEN GREAT ROOM
• DOUBLE-HEIGHT WINDOWS
• OPEN KITCHEN

Property features AI

Exterior

• Parking: Detached garage with workshop and electricity; Three garage spaces
• Utilities: Circuit breaker electrical service; Septic tank; Well water
• Home design: Two-story home; Resale property
• Construction: Frame construction with vinyl siding; Copper plumbing; Asphalt shingle roof; Block foundation; Built (existing)
• Exterior features: Balcony; Deck; Patio; Gravel driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Range hood; Dishwasher; Disposal; Exhaust fan; Breakfast bar
• Bedrooms: Upper-level bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate; Varies
• Bathrooms: Three full bathrooms; One bathroom on the main level
• Heating & cooling: Oil heating; Radiant heat
• Interior features: Breakfast bar; Ceiling fans; Cathedral ceilings; Egress windows in basement; Full basement; Recreation room
• Laundry & utility: Upper-level laundry; Washer; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (64.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (57.7% below list).
• Recommended offer: $140k (64.4% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 5.5% in Oneonta — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 119 active listings in the ZIP; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).
• This rent runs 30% 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 $42k of equity ($3k loan paydown + $40k 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 ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $170k; list at $395k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $140,460 (64.4% 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. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 64% concession, seller financing, or rate buy-down credit?
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: 0.42% ✗
• Cap rate: 1.92%
• Cash-on-cash: -15.63%
• DSCR: 0.30
• GRM: 19.7

CMA / ARV

• ARV (median comp): $525,895
• List price: $395,000
• Delta: -24.89%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 2.12×
• Total profit: $123,401
• Equity at exit: $355,847

10-year hold

• IRR: 13.6%
• Equity multiple: 4.94×
• Total profit: $435,655
• Equity at exit: $767,398

Cash invested: $110,600 (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: 119
• Price-to-rent: 19.7×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$526 /mo · $6,317/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-1,441

Break-even live

Break-even rent $3,497

Max offer price $140,460

Occupancy floor —

Sensitivity live

Price	-10% $-1,217	-5% $-1,329	+0% $-1,441	+5% $-1,553	+10% $-1,664
Rent	-10% $-1,573	-5% $-1,507	+0% $-1,441	+5% $-1,375	+10% $-1,309
Rate	-1.0pp $-1,242	-0.5pp $-1,340	base $-1,441	+0.5pp $-1,543	+1.0pp $-1,647

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $395,000 Active 60 DOM
2. 2026-06-19
   days on market $395,000 Active 58 DOM
3. 2026-06-18
   days on market $395,000 Active 57 DOM
4. 2026-06-17
   days on market $395,000 Active 56 DOM
5. 2026-06-16
   days on market $395,000 Active 55 DOM
6. 2026-06-15
   days on market $395,000 Active 54 DOM
7. 2026-06-14
   days on market $395,000 Active 52 DOM
8. 2026-06-12
   days on market $395,000 Active 51 DOM
9. 2026-06-09
   days on market $395,000 Active 48 DOM
10. 2026-06-08
    days on market $395,000 Active 47 DOM
11. 2026-06-07
    days on market $395,000 Active 46 DOM
12. 2026-06-07
    days on market $395,000 Active 45 DOM
13. 2026-06-02
    days on market $395,000 Active 41 DOM
14. 2026-06-01
    days on market $395,000 Active 40 DOM
15. 2026-05-31
    days on market $395,000 Active 39 DOM
16. 2026-05-31
    days on market $395,000 Active 38 DOM
17. 2026-04-22
    listed $395,000 Active 1741-char remark
18. 2022-04-13
    listed $359,000
19. 2019-03-13
    historical
20. 2018-11-30
    listed $235,000
21. 2007-02-20
    soldstatus $170,000
22. 2006-01-20
    listed $245,000

ⓘ 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: $6,317 · $526/mo
• Projected year-2 tax: $6,496 · $541/mo
• Expected delta: +$179/yr (+$15/mo · 2.8%)

ⓘ 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 1/10 Low 6 d/yr ≥91°F today · 14 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: $20,074
• − Mortgage interest: −$22,126
• − Property taxes: −$6,317
• − Insurance: −$1,975
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$11,491
• Taxable loss: −$25,047
• Est. tax savings @ 24.0%: +$6,011
• After-tax cash flow: $-11,279/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

• 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

+61.2% since first listed

6 events — show timeline

• 2026-04-22 Listed $395,000 UNYREIS
• 2022-04-13 Listed $359,000 UNYREIS
• 2019-03-13 Listing Removed — UNYREIS
• 2018-11-30 Listed $235,000 UNYREIS
• 2007-02-20 Sold (Public Records) $170,000 Public Records
• 2006-01-20 Listed $245,000 UNYREIS

Property tax history

+6.6%/yr

Latest (2025): $6,317 · +0.1% YoY. Source: county tax records.