17 Columbia St · Oneonta, NY 13820

$119,000

3 bd · 1.0 ba · 1,202 sqft · SingleFamily public records

Built 1900 2,178 sqft lot $99/sqft · 33% below area Est $178k · 33% 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 +22.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• 1% rule +7.0/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for an affordable home? Here you go! 17 Columbia Street - located just minutes from downtown Oneonta, SUNY Oneonta, and Hartwick College. The property offers a first-floor bedroom and newer vinyl replacement windows throughout. A large first-floor closet/storage room provides potential for future upgrades such as laundry or a first-floor bath, allowing for the possibility of one-floor living. Big ticket items are all in good condition, including the metal roof and forced hot air furnace. Garage with off street parking are also part of the property. The house will be sold with a current Certificate of Compliance in place with the City of Oneonta, so you are ready to rent if looking for an investment property. Easy to show, so if you are an eager investor or looking for affordability in your next home, this is your chance! Call today!

Key facts

• 2,178 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 8.3% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $52k; list at $119k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 6.9

CMA / ARV

• ARV (median comp): $177,987
• List price: $119,000
• Delta: -33.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Birch St	0.06mi	3/1.0	1,198 (-0%)	6mo	$150,000	$125	92
21 Cherry St	0.08mi	3/2.0	1,288 (+7%)	3mo	$161,000	$125	78
8 Birch St	0.05mi	4/1.5 (+1)	1,305 (+9%)	10mo	$230,000	$176	68
15 Church St	0.20mi	3/1.0	1,344 (+12%)	4mo	$220,000	$164	68
24 Spruce St	0.17mi	3/1.0	1,350 (+12%)	5mo	$185,000	$137	67
6 Highland St	0.27mi	2/1.0 (-1)	1,280 (+6%)	7mo	$125,000	$98	66
12 Brook St	0.17mi	2/1.5 (-1)	1,330 (+11%)	4mo	$208,500	$157	64
74 S Main St	0.48mi	3/1.0	1,100 (-8%)	10mo	$75,000	$68	56
4 Irving Pl	0.52mi	3/1.5	1,092 (-9%)	7mo	$300,000	$275	53
90 Clinton St	0.25mi	4/2.5 (+1)	1,344 (+12%)	6mo	$240,000	$179	52
4 King St	0.68mi	4/1.5 (+1)	1,250 (+4%)	9mo	$173,000	$138	47
162 Chestnut St	0.49mi	3/2.0	1,370 (+14%)	4mo	$50,000	$36	46

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $77,353
• Equity at exit: $107,205

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $218,179
• Equity at exit: $231,191

Cash invested: $33,320 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$261 /mo · $3,126/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $196

Break-even live

Break-even rent $1,182

Max offer price $119,000

Occupancy floor 81%

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: $29,750
• Closing costs: $3,570
• 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	43d	1	0.93mi
514-516 Main St Unit 3 Oneonta, NY	2.0	1.0	700	$950	$1.36	43d	1	1.25mi
514-516 Main St Unit 4 Oneonta, NY	2.0	1.0	700	$980	$1.40	43d	1	1.25mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	43d	1	1.27mi

Listing history 10 events

1. 2026-06-02
   statusdays on marketlisting id $119,000 Pending
2. 2026-05-31
   days on market $119,000 Active 145 DOM
3. 2026-05-31
   days on market $119,000 Active 144 DOM
4. 2026-02-10
   status Active 852-char remark

   Show marketing remark (852 chars)

   Looking for an affordable home? Here you go! 17 Columbia Street - located just minutes from downtown Oneonta, SUNY Oneonta, and Hartwick College. The property offers a first-floor bedroom and newer vinyl replacement windows throughout. A large first-floor closet/storage room provides potential for future upgrades such as laundry or a first-floor bath, allowing for the possibility of one-floor living. Big ticket items are all in good condition, including the metal roof and forced hot air furnace. Garage with off street parking are also part of the property. The house will be sold with a current Certificate of Compliance in place with the City of Oneonta, so you are ready to rent if looking for an investment property. Easy to show, so if you are an eager investor or looking for affordability in your next home, this is your chance! Call today!

5. 2026-01-19
   status Pending 852-char remark

   Show marketing remark (852 chars)

   Looking for an affordable home? Here you go! 17 Columbia Street - located just minutes from downtown Oneonta, SUNY Oneonta, and Hartwick College. The property offers a first-floor bedroom and newer vinyl replacement windows throughout. A large first-floor closet/storage room provides potential for future upgrades such as laundry or a first-floor bath, allowing for the possibility of one-floor living. Big ticket items are all in good condition, including the metal roof and forced hot air furnace. Garage with off street parking are also part of the property. The house will be sold with a current Certificate of Compliance in place with the City of Oneonta, so you are ready to rent if looking for an investment property. Easy to show, so if you are an eager investor or looking for affordability in your next home, this is your chance! Call today!

6. 2025-12-15
   listed $119,000 Active 852-char remark

   Show marketing remark (852 chars)

   Looking for an affordable home? Here you go! 17 Columbia Street - located just minutes from downtown Oneonta, SUNY Oneonta, and Hartwick College. The property offers a first-floor bedroom and newer vinyl replacement windows throughout. A large first-floor closet/storage room provides potential for future upgrades such as laundry or a first-floor bath, allowing for the possibility of one-floor living. Big ticket items are all in good condition, including the metal roof and forced hot air furnace. Garage with off street parking are also part of the property. The house will be sold with a current Certificate of Compliance in place with the City of Oneonta, so you are ready to rent if looking for an investment property. Easy to show, so if you are an eager investor or looking for affordability in your next home, this is your chance! Call today!

7. 2019-10-10
   soldstatus $52,500
8. 2018-06-22
   listed $75,000
9. 2017-09-08
   listed $80,000
10. 2017-03-01
    listed $80,000

ⓘ 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: $3,126 · $261/mo
• Projected year-2 tax: $3,126 · $261/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: $17,160
• − Mortgage interest: −$6,666
• − Property taxes: −$3,126
• − Insurance: −$595
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,462
• Taxable income: $565
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $2,211/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

+48.8% since first listed

7 events — show timeline

• 2026-02-10 Relisted — UNYREIS
• 2026-01-19 Pending — UNYREIS
• 2025-12-15 Listed $119,000 UNYREIS
• 2019-10-10 Sold (Public Records) $52,500 Public Records
• 2018-06-22 Listed $75,000 UNYREIS
• 2017-09-08 Listed $80,000 UNYREIS
• 2017-03-01 Listed $80,000 UNYREIS

Property tax history

+2.1%/yr

Latest (2025): $3,126 · +5.5% YoY. Source: county tax records.