34 Pine St · Oneonta, NY 13820

$215,000

4 bd · 2.0 ba · 1,720 sqft · MultiFamily public records · 120 Days on market

Built 1900 Fair condition $125/sqft · 30% below area Est $309k · 30% under

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Why this score? — see what drove the A- 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 +25.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• 1% rule +7.2/10.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

34 Pine Street – Income-Producing Duplex with Additional Revenue (Portfolio Sale Required) Opportunity knocks in Oneonta with 34 Pine Street, a well-performing two-family duplex offering both steady rental income and an added bonus revenue stream. The property features one 3-bedroom unit and one 2-bedroom unit, providing flexibility and strong tenant appeal. Each unit is equipped with separate utilities, helping keep operating expenses low, with the owner responsible only for water and sewer. In addition to residential income, the property includes a garage currently rented long-term for tool storage, creating supplemental, reliable income. The property generates a current annual NOI of $15,575. Portfolio Sale Requirement 34 Pine Street is part of a three-property investment package that must be sold together, delivering scale and consistent returns: 14–16 Otsego Street – Two-family duplex with 6 bedrooms / 2 bathrooms (two 3BR units), separate utilities, NOI: $17,800 1–3 Birch Street – Two-family duplex with one 3-bedroom and one 2-bedroom unit, separate utilities, NOI: $16,125 Investment Highlights: Total Portfolio NOI: $49,500 Offered at a 7.125% cap rate 6 total units across 3 properties Separate utilities in all units for efficient management Additional income stream from garage rental at Pine Street Located in a strong, consistent rental market Why 34 Pine St Stands Out: Multiple income streams (residential + garage rental) Desirable unit mix appealing to a wide tenant base Stable cash flow with potential for future rent increases Positioned as a key component of this income-generating portfolio, 34 Pine Street offers both stability and upside—ideal for investors looking to expand with a turnkey package in Oneonta.

Key facts

• Separate utilities
• Garage rental
• Steady rental income

Tags

• INCOME PRODUCING DUPLEX
• SEPARATE UTILITIES
• GARAGE RENTAL
• STRONG TENANT APPEAL
• STEADY RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $215k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive. Per door: $248/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.

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: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k 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 $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $111k; list at $215k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (median comp): $308,671
• List price: $215,000
• Delta: -30.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Elm St	0.19mi	4/2.5	1,592 (-7%)	11mo	$207,500	$130	67
16 Cedar St	0.36mi	3/3.0 (-1)	1,800 (+5%)	9mo	$115,000	$64	59
35 Grove St	0.67mi	4/2.0	1,705 (-1%)	16mo	$152,000	$89	54
62 Church St	0.40mi	3/3.0 (-1)	1,738 (+1%)	20mo	$180,000	$104	54
9 Grove St	0.59mi	3/2.0 (-1)	1,546 (-10%)	1mo	$172,500	$112	50
34 Cherry St	0.58mi	5/2.0 (+1)	1,882 (+9%)	22mo	$257,000	$137	34

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: 31.5%
• Equity multiple: 3.47×
• Total profit: $148,805
• Equity at exit: $193,689

10-year hold

• IRR: 27.3%
• Equity multiple: 7.87×
• Total profit: $413,535
• Equity at exit: $417,698

Cash invested: $60,200 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 1.5 mo (67%/mo absorbed)
• Median asking: $185,000 ($107/sqft)
• Median days on market: 1 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +68.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13820

• Home prices YoY: 22.7%
• Active inventory: 168
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,625 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$360 /mo · $4,324/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $496

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,368
1× unit	2	1	$1,256
Total (2 units)			$2,625

Break-even live

Break-even rent $1,997

Max offer price $215,000

Occupancy floor 76%

Sensitivity live

Price	-10% $618	-5% $557	+0% $496	+5% $436	+10% $375
Rent	-10% $289	-5% $393	+0% $496	+5% $600	+10% $704
Rate	-1.0pp $605	-0.5pp $551	base $496	+0.5pp $441	+1.0pp $384

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Market St Oneonta, NY	2.0	1.0	400	$1,400	$3.50	93d	1	0.61mi
514-516 Main St Unit 3 Oneonta, NY	2.0	1.0	700	$950	$1.36	93d	1	0.76mi
514-516 Main St Unit 4 Oneonta, NY	2.0	1.0	700	$980	$1.40	93d	1	0.76mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	93d	1	0.83mi
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	93d	1	1.29mi

Listing history 50 events

1. 2026-08-08
   days on market $215,000 Active 120 DOM
2. 2026-08-07
   days on market $215,000 Active 119 DOM
3. 2026-08-06
   days on market $215,000 Active 118 DOM
4. 2026-08-05
   days on market $215,000 Active 117 DOM
5. 2026-08-04
   days on market $215,000 Active 116 DOM
6. 2026-08-03
   days on market $215,000 Active 115 DOM
7. 2026-07-31
   days on market $215,000 Active 112 DOM
8. 2026-07-30
   days on market $215,000 Active 111 DOM
9. 2026-07-29
   days on market $215,000 Active 110 DOM
10. 2026-07-27
    days on market $215,000 Active 108 DOM
11. 2026-07-25
    pricedays on market $215,000 Active 106 DOM
12. 2026-07-24
    days on market $225,000 Active 105 DOM
13. 2026-07-23
    days on market $225,000 Active 104 DOM
14. 2026-07-22
    days on market $225,000 Active 103 DOM
15. 2026-07-21
    days on market $225,000 Active 102 DOM
16. 2026-07-18
    days on market $225,000 Active 99 DOM
17. 2026-07-17
    days on market $225,000 Active 97 DOM
18. 2026-07-15
    days on market $225,000 Active 96 DOM
19. 2026-07-14
    days on market $225,000 Active 95 DOM
20. 2026-07-13
    days on market $225,000 Active 94 DOM
21. 2026-07-12
    days on market $225,000 Active 93 DOM
22. 2026-07-11
    days on market $225,000 Active 92 DOM
23. 2026-07-11
    days on market $225,000 Active 91 DOM
24. 2026-07-09
    days on market $225,000 Active 90 DOM
25. 2026-07-08
    days on market $225,000 Active 89 DOM
26. 2026-07-07
    days on market $225,000 Active 88 DOM
27. 2026-07-06
    days on market $225,000 Active 87 DOM
28. 2026-07-05
    days on market $225,000 Active 86 DOM
29. 2026-07-04
    days on market $225,000 Active 85 DOM
30. 2026-07-03
    days on market $225,000 Active 84 DOM
31. 2026-07-03
    days on market $225,000 Active 83 DOM
32. 2026-07-01
    days on market $225,000 Active 82 DOM
33. 2026-06-30
    days on market $225,000 Active 81 DOM
34. 2026-06-29
    days on market $225,000 Active 80 DOM
35. 2026-06-28
    days on market $225,000 Active 79 DOM
36. 2026-06-27
    days on market $225,000 Active 78 DOM
37. 2026-06-26
    days on market $225,000 Active 76 DOM
38. 2026-06-22
    days on market $225,000 Active 73 DOM
39. 2026-06-21
    days on market $225,000 Active 72 DOM
40. 2026-06-19
    days on market $225,000 Active 70 DOM
41. 2026-06-18
    days on market $225,000 Active 69 DOM
42. 2026-06-17
    days on market $225,000 Active 68 DOM
43. 2026-06-16
    days on market $225,000 Active 67 DOM
44. 2026-06-15
    days on market $225,000 Active 66 DOM
45. 2026-06-14
    days on market $225,000 Active 64 DOM
46. 2026-06-12
    days on market $225,000 Active 63 DOM
47. 2026-06-09
    days on market $225,000 Active 60 DOM
48. 2026-06-08
    days on market $225,000 Active 59 DOM
49. 2026-06-07
    days on market $225,000 Active 58 DOM
50. 2026-06-07
    days on market $225,000 Active 57 DOM

ⓘ 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: $4,324 · $360/mo
• Projected year-2 tax: $4,324 · $360/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 19 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: $31,500
• − Mortgage interest: −$12,043
• − Property taxes: −$4,324
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − Depreciation: −$6,255
• Taxable income: $2,763
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $5,293/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $43,000–$77,400 screening

This two-family home requires significant exterior repairs and maintenance to improve its condition and value. Immediate attention to the roof, siding, and landscaping is recommended.

Repairs flagged

• Major roof — Signs of potential damage visible
• Major exterior siding — Weathered and worn
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and rental appeal ↑
• Both roof repair — A repaired roof ensures long-term value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Valleyview Elementary School D- NY #1,195/2,108 Nat'l #14,504/41,679 Middle Oneonta Middle School D- NY #379/729 Nat'l #5,398/14,009 High Oneonta Senior High School A NY #409/1,100 Nat'l #817/17,239

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

B Composite livability gradescore 75/100

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 · 57,987 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: 10% of renters

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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%

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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%

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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

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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

+104.5% since first listed

5 events — show timeline

• 2026-04-10 Relisted — CNYIS
• 2026-03-30 Listed $225,000 CNYIS
• 2017-07-05 Sold (Public Records) $111,000 Public Records
• 2017-06-26 Sold (MLS) $111,000 UNYREIS
• 2017-03-01 Listed $110,000 UNYREIS

Property tax history

+4.3%/yr

Latest (2025): $4,324 · +2.4% YoY. Source: county tax records.