1552 State Hwy 206 · Greene, NY 13778

$179,900

3 bd · 1.5 ba · 1,834 sqft · SingleFamily public records · 10 Days on market

Built 1972 1.00 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks

Don't miss this excellent opportunity to own a charming split-level home in the Greene School District. This property features 3 bedrooms, 1.5 baths, a spacious lower-level family room, and a beautiful sunroom, all situated on a full acre just outside of town with convenient access to local amenities. The property also offers several outbuildings for ample storage and is surrounded by beautiful perennial gardens that provide color and character throughout the seasons. With great bones and plenty of potential, this home is ready for you to add your personal touches and make it your own.

Key facts

• Perennial gardens
• Full acre
• Split-level home

Tags

• SPLIT-LEVEL HOME
• LOWER-LEVEL FAMILY ROOM
• FULL ACRE
• SEVERAL OUTBUILDINGS
• PERENNIAL GARDENS

Property features AI

Finance

• Other: Property sits on approximately 1.0 acre; Lot is sloped up

Exterior

• Parking: Attached garage (1 car); Basement access to parking
• Utilities: Well water; Septic tank; Cable available
• Home design: Single family residence; Multi/split levels; Residential property
• Construction: Aluminum siding; Concrete perimeter foundation; Above-grade finished area and additional finished space below grade
• Exterior features: Garden; Deck; Shed(s)

Interior

• Kitchen: Range; Free-Standing Range; Portable Dishwasher; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Range, Free-Standing Range, Portable Dishwasher, Refrigerator, Electric Water Heater, Washer, Dryer; Carpet, Hardwood, Vinyl flooring; 11 total rooms; Finished basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (16.3% below list).
• Recommended offer: $143k (20.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#407 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D, amenities F.
• Greene Central School District (rural): math 56% / reading 58% proficiency, ranked #282 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greene Primary School (234 students, 45% FRL); Greene Middle School (math 42% / reading 47%, grade D, #348 of 729 statewide, top 50%, 208 students, 42% FRL); Greene High School (math 95%, 267 students, 43% FRL).
• Zoned-school proficiency averages 44% at this address vs 57% district-wide (-12 pts) — the specific schools serving this property underperform the Greene Central School District average; the district grade overstates school quality for this exact location.
• Market conditions: 20 active listings in the ZIP; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Chenango County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $142,813 (20.6% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $84,726
• Equity at exit: $162,068

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $260,255
• Equity at exit: $349,506

Cash invested: $50,372 (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 13778

• Home prices YoY: 13.7%
• Active inventory: 20
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$381 /mo · $4,575/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-210

Break-even live

Break-even rent $1,772

Max offer price $142,813

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-159	+0% $-210	+5% $-261	+10% $-312
Rent	-10% $-329	-5% $-269	+0% $-210	+5% $-150	+10% $-91
Rate	-1.0pp $-119	-0.5pp $-164	base $-210	+0.5pp $-257	+1.0pp $-304

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $179,900 Active 10 DOM
2. 2026-06-21
   days on market $179,900 Active 9 DOM
3. 2026-06-21
   days on market $179,900 Active 8 DOM
4. 2026-06-18
   days on market $179,900 Active 6 DOM
5. 2026-06-17
   days on market $179,900 Active 5 DOM
6. 2026-06-16
   days on market $179,900 Active 4 DOM
7. 2026-06-15
   days on market $179,900 Active 3 DOM
8. 2026-06-12
   remarks 592-char remark
9. 2026-06-12
   listed $179,900 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: $4,575 · $381/mo
• Projected year-2 tax: $4,575 · $381/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 7 d/yr ≥93°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: $18,071
• − Mortgage interest: −$10,077
• − Property taxes: −$4,575
• − Insurance: −$900
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,233
• Taxable loss: −$5,605
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $-1,174/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: Greene Central School District
• NCES district ID: 3612750
• Math proficiency: 56% ▼ -2.00%
• Reading proficiency: 58% ▲ 8.00%
• Median HH income: $52,876
• Composite: 48.86/100
• National rank: #2084
• State rank: #282 of 590 in NY

Livability — Greene

• Score: 71/100
• State rank: #407
• US rank: #6991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,139

Population outlook (Chenango County) Hauer SSP2

• Today (2025): 45,669 people
• By 2030: 43,484 · -4.8%
• By 2040: 38,774 · -15.1%
• By 2050: 34,000 · -25.6%
• By 2075: 24,637 · -46.1%
• By 2100: 16,452 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Chenango

• 2024 margin: Strong R (+27.2) · D 36.4% · R 63.6%
• 2008→2024 swing: -26.1pp toward R · 2008: -1.1pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+23.3 2016: R+28.1 2012: R+3.4 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.30%
• Current HPI: 309.9264
• 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

1 event — show timeline

• 2026-06-12 Listed $179,900 GBAOR

Property tax history

+4.8%/yr

Latest (2025): $4,575 · +0.1% YoY. Source: county tax records.