881 State Highway 8 · Sidney, NY 13809

$99,900

2 bd · 1.0 ba · 1,650 sqft · SingleFamily public records · 124 Days on market

Built 1830 1.60 ac lot $61/sqft · 53% 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 +23.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring this beautiful solid home into the present. Circa 1830 farmhouse offers the memories of bygone days with solid structure, charming original features and several great updates! --- New 200amp electric service and panel. Refurbished well pump, and new electric heat in several rooms - this older home is working on a second renaissance just waiting for her new owner. --- The first floor offers: Large country kitchen with pantry; formal dining room; living room; Bedroom #1 (or sitting room/office). Includes a large storage room and unfinished space off the kitchen that could increase your living square footage. --- The second floor offers two sun-filled spacious bedrooms, TWO full bathrooms, large additional closet space PLUS unfinished attic space. With some vision, this space could be finished into another large bedroom. --- The large yard is full of seasonal flowers, herbs and lots of potential for gardeners & wildlife lovers alike. Enjoy watching the deer walk through your side yard, or cultivate your own vegetables and herbs! --- An older carriage barn in need of rehab, and smaller single stall garage bring up the potential of this pre-Civil War home. --- Don't miss out on this great opportunity to turn a small purchase price into your dream home!

Key facts

• Formal dining room
• New electric heat
• 1.6 acre lot

Tags

• 200AMP ELECTRIC SERVICE
• NEWLY UPDATED PLUMBING
• REFURBISHED WELL PUMP
• NEW ELECTRIC HEAT
• LARGE COUNTRY KITCHEN
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.9% in Sidney — 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 69/100 on livability (#476 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, employment D, amenities F.
• Gilbertsville-Mount Upton Central School District (rural): math 40% / reading 35% proficiency, ranked #666 of 755 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 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 $11k of equity ($691 loan paydown + $10k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1830 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1830 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.14% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (median comp): $262,445
• List price: $99,900
• Delta: -61.93%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.0%
• Equity multiple: 3.36×
• Total profit: $66,088
• Equity at exit: $89,998

10-year hold

• IRR: 26.0%
• Equity multiple: 7.63×
• Total profit: $185,530
• Equity at exit: $194,084

Cash invested: $27,972 (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 13809

• Home prices YoY: 5.8%
• Active inventory: 13
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $183

Break-even live

Break-even rent $910

Max offer price $99,900

Occupancy floor 79%

Sensitivity live

Price	-10% $239	-5% $211	+0% $183	+5% $155	+10% $126
Rent	-10% $93	-5% $138	+0% $183	+5% $228	+10% $273
Rate	-1.0pp $233	-0.5pp $208	base $183	+0.5pp $157	+1.0pp $131

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $99,900 Active 124 DOM
2. 2026-06-17
   days on market $99,900 Active 123 DOM
3. 2026-06-16
   days on market $99,900 Active 122 DOM
4. 2026-06-15
   days on market $99,900 Active 121 DOM
5. 2026-06-13
   days on market $99,900 Active 119 DOM
6. 2026-06-12
   days on market $99,900 Active 118 DOM
7. 2026-06-09
   days on market $99,900 Active 115 DOM
8. 2026-06-08
   days on market $99,900 Active 114 DOM
9. 2026-06-07
   days on market $99,900 Active 113 DOM
10. 2026-06-05
    days on market $99,900 Active 111 DOM
11. 2026-06-04
    days on market $99,900 Active 109 DOM
12. 2026-06-02
    days on market $99,900 Active 108 DOM
13. 2026-06-01
    days on market $99,900 Active 107 DOM
14. 2026-05-31
    days on market $99,900 Active 106 DOM
15. 2026-04-02
    price $99,900 1319-char remark

    Show marketing remark (1319 chars)

    Bring this beautiful solid home into the present. Circa 1830 farmhouse offers the memories of bygone days with solid structure, charming original features and several great updates! --- New 200amp electric service and panel. Refurbished well pump, and new electric heat in several rooms - this older home is working on a second renaissance just waiting for her new owner. --- The first floor offers: Large country kitchen with pantry; formal dining room; living room; Bedroom #1 (or sitting room/office). Includes a large storage room and unfinished space off the kitchen that could increase your living square footage. --- The second floor offers two sun-filled spacious bedrooms, TWO full bathrooms, large additional closet space PLUS unfinished attic space. With some vision, this space could be finished into another large bedroom. --- The large yard is full of seasonal flowers, herbs and lots of potential for gardeners & wildlife lovers alike. Enjoy watching the deer walk through your side yard, or cultivate your own vegetables and herbs! --- An older carriage barn in need of rehab, and smaller single stall garage bring up the potential of this pre-Civil War home. --- Don't miss out on this great opportunity to turn a small purchase price into your dream home!

16. 2026-02-14
    listed $107,500 Active 1319-char remark

    Show marketing remark (1319 chars)

    Bring this beautiful solid home into the present. Circa 1830 farmhouse offers the memories of bygone days with solid structure, charming original features and several great updates! --- New 200amp electric service and panel. Refurbished well pump, and new electric heat in several rooms - this older home is working on a second renaissance just waiting for her new owner. --- The first floor offers: Large country kitchen with pantry; formal dining room; living room; Bedroom #1 (or sitting room/office). Includes a large storage room and unfinished space off the kitchen that could increase your living square footage. --- The second floor offers two sun-filled spacious bedrooms, TWO full bathrooms, large additional closet space PLUS unfinished attic space. With some vision, this space could be finished into another large bedroom. --- The large yard is full of seasonal flowers, herbs and lots of potential for gardeners & wildlife lovers alike. Enjoy watching the deer walk through your side yard, or cultivate your own vegetables and herbs! --- An older carriage barn in need of rehab, and smaller single stall garage bring up the potential of this pre-Civil War home. --- Don't miss out on this great opportunity to turn a small purchase price into your dream home!

17. 2025-03-25
    soldstatus $79,000
18. 2025-01-20
    historical
19. 2024-10-01
    price $89,900
20. 2024-07-24
    listed $79,900 Active
21. 2024-07-04
    historical
22. 2024-06-21
    listed $79,900 Active
23. 2024-06-04
    historical
24. 2024-03-30
    price $79,900
25. 2024-02-14
    price $86,000
26. 2024-01-04
    listed $88,000 Active
27. 2021-08-30
    listed $169,900
28. 2002-06-19
    listed $79,900

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $1,843 · $154/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: $13,700
• − Mortgage interest: −$5,596
• − Property taxes: −$1,843
• − Insurance: −$500
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,906
• Taxable income: $664
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $2,035/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: Gilbertsville-Mount Upton Central School District
• NCES district ID: 3604757
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $48,974
• Composite: 34.86/100
• National rank: #10004
• State rank: #666 of 755 in NY

Livability — Sidney

• Score: 69/100
• State rank: #476
• US rank: #8397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,688

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 (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Italian 8% Lithuanian 4% Portuguese 4%
• Foreign-born: 1% · Canada

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: ▲ 15.07%
• Current HPI: 274.4556
• 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

+25.0% since first listed

14 events — show timeline

• 2026-04-02 Price Changed $99,900 UNYREIS
• 2026-02-14 Listed $107,500 UNYREIS
• 2025-03-25 Sold (Public Records) $79,000 Public Records
• 2025-01-20 Listing Removed — UNYREIS
• 2024-10-01 Price Changed $89,900 UNYREIS
• 2024-07-24 Listed $79,900 UNYREIS
• 2024-07-04 Listing Removed — UNYREIS
• 2024-06-21 Listed $79,900 UNYREIS
• 2024-06-04 Listing Removed — UNYREIS
• 2024-03-30 Price Changed $79,900 UNYREIS
• 2024-02-14 Price Changed $86,000 UNYREIS
• 2024-01-04 Listed $88,000 UNYREIS
• 2021-08-30 Listed $169,900 UNYREIS
• 2002-06-19 Listed $79,900 UNYREIS

Property tax history

+1.7%/yr

Latest (2025): $1,843 · +35.9% YoY. Source: county tax records.