23 Grand St · Oneonta, NY 13820

$114,900

4 bd · 1.5 ba · 1,890 sqft · SingleFamily public records · 129 Days on market

Built 1900 Fair condition 3,920 sqft lot $61/sqft · 51% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

City of Oneonta! 4 bedroom , 2 bathroom home on a large corner lot. Bring your skills, vision and restore this home to its former glory! Rooms are large and filled with natural bright light on all ends! No owner financing or rent to own. Being sold as is. Special addendum may apply.

Key facts

• 3,920 sq ft lot
• Built 1900
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 5.2% 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.
• 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).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.11%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $232,328
• List price: $114,900
• Delta: -50.54%
• 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
13 Central Ave	0.58mi	3/1.5 (-1)	1,937 (+2%)	3mo	$257,000	$133	62
59 Center St	0.41mi	3/2.0 (-1)	1,882 (-0%)	17mo	$285,370	$152	59
29-31 Hudson St	0.37mi	3/2.0 (-1)	1,920 (+2%)	18mo	$300,000	$156	58
115 Spruce St	0.45mi	4/2.5	1,764 (-7%)	8mo	$234,900	$133	58
503 Main St	0.67mi	4/2.0	1,832 (-3%)	5mo	$190,194	$104	58
66 Maple St	0.49mi	3/2.0 (-1)	1,856 (-2%)	15mo	$190,000	$102	55
56 Hudson St	0.50mi	4/1.0	1,738 (-8%)	21mo	$230,000	$132	44
7 Normal Ave	0.68mi	5/2.0 (+1)	1,712 (-9%)	3mo	$225,000	$131	43
3 Normal Ave	0.68mi	3/1.5 (-1)	2,068 (+9%)	6mo	$230,000	$111	42
81 Clinton St	0.73mi	3/2.0 (-1)	1,823 (-4%)	14mo	$325,000	$178	41
11 Ivy Ct	0.54mi	5/2.5 (+1)	2,146 (+14%)	3mo	$271,000	$126	41
11 Cedar St	0.65mi	4/2.5	2,127 (+12%)	14mo	$323,000	$152	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: 40.1%
• Equity multiple: 4.07×
• Total profit: $98,648
• Equity at exit: $103,511

10-year hold

• IRR: 34.5%
• Equity multiple: 9.15×
• Total profit: $262,209
• Equity at exit: $223,225

Cash invested: $32,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 11 under contract
• Months of supply: 3.3 mo (31%/mo absorbed)
• Median asking: $281,500 ($163/sqft)
• Median days on market: 20 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -24.7% vs 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: 5.6×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $566

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 62%

Sensitivity live

Price	-10% $645	-5% $606	+0% $566	+5% $526	+10% $487
Rent	-10% $430	-5% $498	+0% $566	+5% $634	+10% $702
Rate	-1.0pp $624	-0.5pp $595	base $566	+0.5pp $536	+1.0pp $506

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: $28,725
• Closing costs: $3,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15881 State Highway 8 Masonville, NY	4.0	1.0	1500	$1,250	$0.83	93d	1	1.31mi

Property features AI

Exterior

• Parking: No garageNo driveway
• Utilities: Public water available (not connected)Sewer available
• Home design: Single-storyFrame constructionResale propertyStone foundation
• Construction: Frame constructionStone foundationExisting (previously built)
• Exterior features: Corner lotIrregular lot

Interior

• Kitchen: Country-style kitchen
• Bedrooms: 7 total rooms (includes living areas)
• Flooring: CarpetVaried flooring
• Bathrooms: 2 full bathrooms1 main-level bathroom
• Heating & cooling: Heating: see remarks
• Interior features: Separate/formal living roomCountry kitchenFull basement
• Laundry & utility: Water heater

Listing history 50 events

1. 2026-08-08
   days on market $114,900 Active 129 DOM
2. 2026-08-07
   days on market $114,900 Active 128 DOM
3. 2026-08-06
   days on market $114,900 Active 127 DOM
4. 2026-08-05
   days on market $114,900 Active 126 DOM
5. 2026-08-04
   days on market $114,900 Active 125 DOM
6. 2026-08-03
   days on market $114,900 Active 124 DOM
7. 2026-07-31
   days on market $114,900 Active 121 DOM
8. 2026-07-30
   days on market $114,900 Active 120 DOM
9. 2026-07-29
   days on market $114,900 Active 119 DOM
10. 2026-07-27
    days on market $114,900 Active 117 DOM
11. 2026-07-25
    days on market $114,900 Active 115 DOM
12. 2026-07-24
    days on market $114,900 Active 114 DOM
13. 2026-07-23
    days on market $114,900 Active 113 DOM
14. 2026-07-22
    days on market $114,900 Active 112 DOM
15. 2026-07-21
    days on market $114,900 Active 111 DOM
16. 2026-07-18
    days on market $114,900 Active 108 DOM
17. 2026-07-17
    days on market $114,900 Active 106 DOM
18. 2026-07-15
    days on market $114,900 Active 105 DOM
19. 2026-07-14
    days on market $114,900 Active 104 DOM
20. 2026-07-13
    days on market $114,900 Active 103 DOM
21. 2026-07-12
    days on market $114,900 Active 102 DOM
22. 2026-07-11
    days on market $114,900 Active 101 DOM
23. 2026-07-11
    days on market $114,900 Active 100 DOM
24. 2026-07-09
    days on market $114,900 Active 99 DOM
25. 2026-07-08
    pricedays on market $114,900 Active 98 DOM
26. 2026-07-07
    days on market $124,900 Active 97 DOM
27. 2026-07-06
    days on market $124,900 Active 96 DOM
28. 2026-07-05
    days on market $124,900 Active 95 DOM
29. 2026-07-04
    days on market $124,900 Active 94 DOM
30. 2026-07-03
    days on market $124,900 Active 93 DOM
31. 2026-07-03
    days on market $124,900 Active 92 DOM
32. 2026-07-01
    days on market $124,900 Active 91 DOM
33. 2026-06-30
    days on market $124,900 Active 90 DOM
34. 2026-06-29
    days on market $124,900 Active 89 DOM
35. 2026-06-28
    days on market $124,900 Active 88 DOM
36. 2026-06-27
    days on market $124,900 Active 87 DOM
37. 2026-06-26
    days on market $124,900 Active 85 DOM
38. 2026-06-22
    days on market $124,900 Active 82 DOM
39. 2026-06-21
    days on market $124,900 Active 81 DOM
40. 2026-06-19
    days on market $124,900 Active 79 DOM
41. 2026-06-18
    days on market $124,900 Active 78 DOM
42. 2026-06-17
    days on market $124,900 Active 77 DOM
43. 2026-06-16
    days on market $124,900 Active 76 DOM
44. 2026-06-15
    days on market $124,900 Active 75 DOM
45. 2026-06-14
    days on market $124,900 Active 73 DOM
46. 2026-06-12
    days on market $124,900 Active 72 DOM
47. 2026-06-09
    days on market $124,900 Active 69 DOM
48. 2026-06-08
    days on market $124,900 Active 68 DOM
49. 2026-06-07
    days on market $124,900 Active 67 DOM
50. 2026-06-07
    pricedays on market $124,900 Active 66 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $20,658
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$3,343
• Taxable income: $5,276
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $5,525/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 $47,250–$85,050 screening

This home requires moderate renovations, focusing on roof, siding, and fencing repairs, as well as landscaping to enhance its curb appeal and value.

Repairs flagged

• Major roof — Signs of significant wear
• Major siding — Weathered and peeling
• Major fencing — Old and in need of repair

Value-add opportunities

• Both Landscaping and fencing repair — Enhances curb appeal and property value ↑
• Both Roof repair — Critical for structural integrity and safety ↑
• Both Siding repair — Improves aesthetics and energy efficiency ↑

ⓘ 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

Property features AI

Exterior

• Parking: No garageNo driveway
• Utilities: Public water available (not connected)Sewer available
• Home design: Single-storyFrame constructionResale propertyStone foundation
• Construction: Frame constructionStone foundationExisting (previously built)
• Exterior features: Corner lotIrregular lot

Interior

• Kitchen: Country-style kitchen
• Bedrooms: 7 total rooms (includes living areas)
• Flooring: CarpetVaried flooring
• Bathrooms: 2 full bathrooms1 main-level bathroom
• Heating & cooling: Heating: see remarks
• Interior features: Separate/formal living roomCountry kitchenFull basement
• Laundry & utility: Water heater

Price history

+108.9% since first listed

6 events — show timeline

• 2026-07-08 Price Changed $114,900 UNYREIS
• 2026-06-06 Price Changed $124,900 UNYREIS
• 2026-05-05 Price Changed $134,900 UNYREIS
• 2026-03-31 Listed $139,900 UNYREIS
• 2006-08-09 Sold (Public Records) $101,000 Public Records
• 1999-11-10 Sold (Public Records) $55,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $5,873 · -0.1% YoY. Source: county tax records.