5906 County Road 11 · Odessa, NY 14805

$112,000

3 bd · 1.0 ba · 2,192 sqft · SingleFamily public records · 61 Days on market

Built 1870 0.71 ac lot $51/sqft · 51% below area

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Rare find in Alpine, NY is a Charming Country Home with 3-beds, 2-baths and 2-stories on nearly 3/4 of an acre (. 71 acres). This property is a true diamond in the rough, boasting almost 2,200 sq. ft. and unique features like a beautiful focal-point staircase, Original Hardwood Floors, Walk-in Pantry, and 1st floor laundry and stained glass window. The house is Currently heated with a Coal Stove but does have 2 Propane furnaces, 1 in the basement and a newer one in the attic. These 2 furnaces were never used by the current owner but are believed to be working. The home requires a new roof and additional repairs, making it an ideal candidate for a flip or a custom "sweat equity" project. Located in a quiet area with a large, usable yard, this house is priced to reflect its condition and the value waiting to be unlocked. Central to Watkins Glen, Ithaca, Horseheads, Finger Lakes Wine Trails. 1 mile from Dandy Mini-mart Gas Station, Dollar General, Less than 1 mile from Horseheads Snowmobile Club, Inc with well maintained trails and Connecticut Hill with over 11,000 acres of State Land for hunting, fishing, hiking etc. Just 10 minutes from Watkins Glen, Walmart, Tops grocery store, Auto Parts Store, Restaurants, Home of NASCAR, Gorges, Waterfalls, Seneca Lake Marina and so much more! Cash or rehab loans preferred. Don’t miss the chance to revitalize this spacious home! This is truly an Investment Opportunity with Massive Potential!

Key facts

• Stained glass window
• Usable yard
• 1st floor laundry

Tags

• FOCAL-POINT STAIRCASE
• ORIGINAL HARDWOOD FLOORS
• WALK-IN PANTRY
• 1ST FLOOR LAUNDRY
• STAINED GLASS WINDOW
• USABLE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $105k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#602 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: health & safety D, crime F, amenities F.
• Odessa-Montour Central School District (rural): math 41% / reading 60% proficiency, ranked #383 of 590 in NY (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 52 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($774 loan paydown + $2k appreciation (1.8% local appreciation)).
• Schuyler County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $112k implies a 460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.31% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $228,427
• List price: $112,000
• Delta: -50.97%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

1.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.96×
• Total profit: $30,194
• Equity at exit: $42,950

10-year hold

• IRR: 20.5%
• Equity multiple: 3.66×
• Total profit: $83,523
• Equity at exit: $60,921

Cash invested: $31,360 (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 14805

• Home prices YoY: 0.7%
• Active inventory: 5
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $371

Break-even live

Break-even rent $993

Max offer price $112,000

Occupancy floor 70%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $112,000 Pending 61 DOM
2. 2026-06-08
   days on market $112,000 Active 61 DOM
3. 2026-06-07
   days on market $112,000 Active 60 DOM
4. 2026-06-05
   days on market $112,000 Active 57 DOM
5. 2026-06-02
   days on market $112,000 Active 55 DOM
6. 2026-06-01
   days on market $112,000 Active 54 DOM
7. 2026-05-31
   days on market $112,000 Active 53 DOM
8. 2026-05-30
   days on market $112,000 Active 52 DOM
9. 2026-05-07
   price $112,000 1472-char remark

   Show marketing remark (1472 chars)

   This Rare find in Alpine, NY is a Charming Country Home with 3-beds, 2-baths and 2-stories on nearly 3/4 of an acre (. 71 acres). This property is a true diamond in the rough, boasting almost 2,200 sq. ft. and unique features like a beautiful focal-point staircase, Original Hardwood Floors, Walk-in Pantry, and 1st floor laundry and stained glass window. The house is Currently heated with a Coal Stove but does have 2 Propane furnaces, 1 in the basement and a newer one in the attic. These 2 furnaces were never used by the current owner but are believed to be working. The home requires a new roof and additional repairs, making it an ideal candidate for a flip or a custom "sweat equity" project. Located in a quiet area with a large, usable yard, this house is priced to reflect its condition and the value waiting to be unlocked. Central to Watkins Glen, Ithaca, Horseheads, Finger Lakes Wine Trails. 1 mile from Dandy Mini-mart Gas Station, Dollar General, Less than 1 mile from Horseheads Snowmobile Club, Inc with well maintained trails and Connecticut Hill with over 11,000 acres of State Land for hunting, fishing, hiking etc. Just 10 minutes from Watkins Glen, Walmart, Tops grocery store, Auto Parts Store, Restaurants, Home of NASCAR, Gorges, Waterfalls, Seneca Lake Marina and so much more! Cash or rehab loans preferred. Don’t miss the chance to revitalize this spacious home! This is truly an Investment Opportunity with Massive Potential!

10. 2026-04-08
    listed $117,000 Active 1472-char remark

    Show marketing remark (1472 chars)

    This Rare find in Alpine, NY is a Charming Country Home with 3-beds, 2-baths and 2-stories on nearly 3/4 of an acre (. 71 acres). This property is a true diamond in the rough, boasting almost 2,200 sq. ft. and unique features like a beautiful focal-point staircase, Original Hardwood Floors, Walk-in Pantry, and 1st floor laundry and stained glass window. The house is Currently heated with a Coal Stove but does have 2 Propane furnaces, 1 in the basement and a newer one in the attic. These 2 furnaces were never used by the current owner but are believed to be working. The home requires a new roof and additional repairs, making it an ideal candidate for a flip or a custom "sweat equity" project. Located in a quiet area with a large, usable yard, this house is priced to reflect its condition and the value waiting to be unlocked. Central to Watkins Glen, Ithaca, Horseheads, Finger Lakes Wine Trails. 1 mile from Dandy Mini-mart Gas Station, Dollar General, Less than 1 mile from Horseheads Snowmobile Club, Inc with well maintained trails and Connecticut Hill with over 11,000 acres of State Land for hunting, fishing, hiking etc. Just 10 minutes from Watkins Glen, Walmart, Tops grocery store, Auto Parts Store, Restaurants, Home of NASCAR, Gorges, Waterfalls, Seneca Lake Marina and so much more! Cash or rehab loans preferred. Don’t miss the chance to revitalize this spacious home! This is truly an Investment Opportunity with Massive Potential!

11. 2017-01-03
    soldstatus $20,000

ⓘ 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: $1,804 · $150/mo
• Projected year-2 tax: $1,849 · $154/mo
• Expected delta: +$44/yr (+$4/mo · 2.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $17,552
• − Mortgage interest: −$6,274
• − Property taxes: −$1,804
• − Insurance: −$560
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$3,258
• Taxable income: $2,848
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $3,770/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: Odessa-Montour Central School District
• NCES district ID: 3621630
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 60% ▲ 7.00%
• Median HH income: $46,720
• Composite: 42.81/100
• National rank: #3142
• State rank: #383 of 590 in NY

Livability — Odessa

• Score: 67/100
• State rank: #602
• US rank: #10906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 723

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 17,999 people
• By 2030: 17,676 · -1.8%
• By 2040: 16,586 · -7.9%
• By 2050: 15,322 · -14.9%
• By 2075: 13,004 · -27.8%
• By 2100: 10,752 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Scottish 3% Slovak 3% Italian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Schuyler

• 2024 margin: Strong R (+21.0) · D 39.5% · R 60.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+17.6 2016: R+28.7 2012: R+7.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.80%
• Current HPI: 271.4923
• 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

+460.0% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $112,000 UNYREIS
• 2026-04-08 Listed $117,000 UNYREIS
• 2017-01-03 Sold (Public Records) $20,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,804 · +0.9% YoY. Source: county tax records.