3499 State Highway 7 · Otego, NY 13825

$149,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 17 Days on market

Built 1983

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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).

• Cash flow +10.2/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1982 double wide for sale. well maintained for the year. New roof within last 5 years. new flooring in most of house. 3 bed 2 bath plus an encoseld office area. Has un-attached garage plus 2 storage sheds. Ideal location, just minutes away from Otego and Oneonta. Sits nicely on . 67 acres. Fenced in area for dogs.

Key facts

• Unattached garage
• 2 storage sheds
• New flooring

Tags

• NEW ROOF
• NEW FLOORING
• ENCLOSED OFFICE AREA
• UNATTACHED GARAGE
• 2 STORAGE SHEDS
• FENCED IN AREA FOR DOGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (19.9% below list).
• Recommended offer: $120k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#762 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: health & safety C-, crime F, amenities F.
• Otego-Unadilla Central School District (rural): math 35% / reading 39% proficiency, ranked #547 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Unadilla Elementary School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 348 students, 46% FRL); Unatego Middle School (math 22% / reading 37%, grade F, #550 of 729 statewide, top 77%, 188 students, 47% FRL); Unatego Junior-Senior High School (math 95% / reading 90%, grade A+, #153 of 1,100 statewide, top 14%, 250 students, 40% FRL).
• Zoned-school proficiency averages 51% at this address vs 37% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Otego-Unadilla Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 20 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 $10k of equity ($1k loan paydown + $9k appreciation (5.8% local appreciation)).
• Otsego County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $150k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $120,000 (19.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.80% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.85×
• Total profit: $35,608
• Equity at exit: $91,844

10-year hold

• IRR: 13.5%
• Equity multiple: 3.61×
• Total profit: $109,660
• Equity at exit: $164,530

Cash invested: $41,972 (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 13825

• Home prices YoY: 1.4%
• Active inventory: 20
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$185 /mo · $2,219/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-85

Break-even live

Break-even rent $1,308

Max offer price $134,806

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-43	+0% $-85	+5% $-128	+10% $-170
Rent	-10% $-180	-5% $-133	+0% $-85	+5% $-38	+10% $9
Rate	-1.0pp $-10	-0.5pp $-47	base $-85	+0.5pp $-124	+1.0pp $-164

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
289 Main St Unit 1 Otego, NY	3.0	1.0	1200	$1,200	$1.00	45d	1	1.07mi

Listing history 13 events

1. 2026-06-19
   days on market $149,900 Active 17 DOM
2. 2026-06-18
   days on market $149,900 Active 16 DOM
3. 2026-06-17
   days on market $149,900 Active 15 DOM
4. 2026-06-16
   days on market $149,900 Active 14 DOM
5. 2026-06-15
   days on market $149,900 Active 13 DOM
6. 2026-06-14
   days on market $149,900 Active 11 DOM
7. 2026-06-12
   days on market $149,900 Active 10 DOM
8. 2026-06-09
   days on market $149,900 Active 7 DOM
9. 2026-06-08
   days on market $149,900 Active 6 DOM
10. 2026-06-07
    days on market $149,900 Active 5 DOM
11. 2026-06-07
    days on market $149,900 Active 4 DOM
12. 2026-06-03
    remarks 315-char remark
13. 2026-06-03
    listed $149,900 Active 1 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: $2,219 · $185/mo
• Projected year-2 tax: $2,376 · $198/mo
• Expected delta: +$157/yr (+$13/mo · 7.1%)

ⓘ 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 7 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: $14,400
• − Mortgage interest: −$8,397
• − Property taxes: −$2,219
• − Insurance: −$750
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,361
• Taxable loss: −$3,630
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $-154/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: Otego-Unadilla Central School District
• NCES district ID: 3629240
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $47,590
• Composite: 31.77/100
• National rank: #5896
• State rank: #547 of 590 in NY

Livability — Otego

• Score: 64/100
• State rank: #762
• US rank: #14617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,785

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Asian 4% Hispanic / Latino 1%
• Common ancestry: Iranian 8% Slovak 5% Lithuanian 3%
• Foreign-born: 6% · China
• Languages at home: 94% English-only · Chinese 3% Other Indo-European 1% Arabic 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: ▲ 5.75%
• Current HPI: 411.6169
• Rent YoY: —
• Metro: —
• 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

+191.1% since first listed

4 events — show timeline

• 2026-06-03 Listed $149,900 FSBO.com
• 2005-03-31 Sold (Public Records) $30,000 Public Records
• 1997-06-03 Sold (Public Records) $55,000 Public Records
• 1994-11-03 Sold (Public Records) $51,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,219 · +5.1% YoY. Source: county tax records.