7 Spring St · Oneonta, NY 13820

$225,000

3 bd · 2.0 ba · 1,794 sqft · MultiFamily public records · 137 Days on market

Built 1920 Fair condition 6,098 sqft lot $125/sqft · 32% below area Est $332k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great opportunity to own two investment properties with great rental history. Yearly income $45,600. The Main house (7 Spring St) has two apartments. Downstairs apartment is a 3 bedroom, 1 bath with laundry. Upstairs apt is a two bedroom 1 bath with laundry. Each apartment has Hardwood flooring, updated kitchens and baths. One furnace and two electric meters. Apartments are leased through May 25 2024. 7 Spring St downstairs $1650/month includes utilities. Upstairs rent $1100/month includes utilities. The bonus cottage rental, #9 Spring St, is located behind 7 Spring St. Leased through May 25, 2024 for $1200/month includes utilities. The Cottage has 2 bedrooms, 1 bath with bonus living room upstairs, updated kitchen and baths, laundry, and front porch. Off street parking, close to bus stop and downtown. Give me a call today for more details.

Key facts

• Separate cottage
• Three units
• Rental income

Tags

• THREE UNITS
• INVESTMENT OPPORTUNITY
• RENTAL INCOME
• MULTIGENERATIONAL LIVING
• SEPARATE COTTAGE
• FLEXIBLE LIVING SPACE

🏷️ Possibly a rental listed for sale. The $225,000 price doesn't fit this home's estimated sale value (~$332,016) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 2×2bd/1.0ba units multifamily listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $493/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 5.3% 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: 199 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.74% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.17%
• DSCR: 2.25
• GRM: 4.8

CMA / ARV

• ARV (median comp): $332,016
• List price: $225,000
• Delta: -32.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Grove St	0.08mi	4/2.0 (+1)	1,705 (-5%)	17mo	$152,000	$89	69
18 W Broadway	0.40mi	3/2.0	1,755 (-2%)	14mo	$175,500	$100	66
9 Grove St	0.22mi	3/2.0	1,546 (-14%)	2mo	$172,500	$112	64
62 Church St	0.36mi	3/3.0	1,738 (-3%)	21mo	$180,000	$104	56
16 Cedar St	0.71mi	3/3.0	1,800 (+0%)	11mo	$115,000	$64	53
10 Baker St	0.37mi	4/2.0 (+1)	1,608 (-10%)	12mo	$150,000	$93	51
64 Elm St	0.63mi	4/2.5 (+1)	1,592 (-11%)	13mo	$207,500	$130	34
280 Chestnut St	0.68mi	3/2.0	1,540 (-14%)	14mo	$120,000	$78	33

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: 45.6%
• Equity multiple: 4.44×
• Total profit: $216,830
• Equity at exit: $202,698

10-year hold

• IRR: 39.6%
• Equity multiple: 9.96×
• Total profit: $564,652
• Equity at exit: $437,126

Cash invested: $63,000 (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: 3 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $185,000 ($90/sqft)
• Median days on market: 48 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +105.0% above 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: 199
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,920 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$344 /mo · $4,131/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $1,479

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,381
▸ 2× units	2	1	$2,538
Total (3 units)			$3,920

Break-even live

Break-even rent $2,048

Max offer price $225,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,606	-5% $1,543	+0% $1,479	+5% $1,415	+10% $1,352
Rent	-10% $1,169	-5% $1,324	+0% $1,479	+5% $1,634	+10% $1,789
Rate	-1.0pp $1,592	-0.5pp $1,536	base $1,479	+0.5pp $1,421	+1.0pp $1,361

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: $56,250
• Closing costs: $6,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Market St Oneonta, NY	2.0	1.0	400	$1,400	$3.50	1d	1	0.31mi
17 Fonda Ave Unit second Oneonta, NY	3.0	1.0	—	$1,450	—	1d	1	0.60mi
120 River St Oneonta, NY	2.0	1.0	700	$1,250	$1.79	139d	1	0.66mi
7 State St #1 Oneonta, NY	1.0	1.5	—	$1,500	—	1d	1	0.87mi
20 Gardner Pl Oneonta, NY	1.0–2.0	1.0–1.5	1055	$1,662	$1.58	1d	6	1.06mi
7 Wells Ave Oneonta, NY	3.0	1.0	1120	$1,800	$1.61	139d	1	1.27mi
514-516 Main St Unit 3 Oneonta, NY	2.0	1.0	700	$950	$1.36	139d	1	1.32mi
514-516 Main St Unit 4 Oneonta, NY	2.0	1.0	700	$980	$1.40	139d	1	1.32mi

Property features AI

Finance

• Other: Owner pays electricity, heat, hot water, trash collection, water, snow removal (see remarks)Rent includes electricity, heat, hot water, water, trash collection, snow removal (see remarks)
• Financial info: 3 total residential unitsSeparate electric meter for each unit (3 electric meters)One separate gas meterProfessional management included in operating expensesUnit rents: approximately $1,200; $1,100 (month-to-month); $1,500

Exterior

• Parking: On-street parkingTwo or more parking spaces
• Utilities: Public water (connected)Sewer connectedCable availableHigh-speed internet availableElectric service (separate meters for units)
• Home design: Stone construction2 storiesExisting conditionArchitectural shingle roof
• Construction: Built with stone exteriorArchitectural shingle roof
• Exterior features: DeckPorch on some unitsRectangular residential lotCity street frontage

Interior

• Kitchen: Oven/Range in unitsRefrigerator in units
• Bedrooms: Unit A: 2 bedroomsUnit B: 2 bedroomsUnit C: 3 bedrooms
• Flooring: Ceramic tileHardwoodLaminateVinylVaries by area
• Bathrooms: 3 full bathrooms total (one full bathroom per unit)
• Heating & cooling: Gas heatingSteam heating
• Interior features: Ceiling fansNatural woodwork
• Laundry & utility: Washer and dryer in some unitsWasher hookup availableElectric water heater

Listing history 50 events

1. 2026-09-24
   days on market $225,000 Active 137 DOM
2. 2026-09-23
   days on market $225,000 Active 136 DOM
3. 2026-09-20
   days on market $225,000 Active 133 DOM
4. 2026-09-19
   days on market $225,000 Active 132 DOM
5. 2026-09-18
   days on market $225,000 Active 131 DOM
6. 2026-09-17
   days on market $225,000 Active 130 DOM
7. 2026-09-16
   days on market $225,000 Active 129 DOM
8. 2026-09-15
   days on market $225,000 Active 128 DOM
9. 2026-09-14
   days on market $225,000 Active 127 DOM
10. 2026-09-13
    days on market $225,000 Active 126 DOM
11. 2026-09-12
    days on market $225,000 Active 125 DOM
12. 2026-09-11
    days on market $225,000 Active 124 DOM
13. 2026-09-05
    days on market $225,000 Active 118 DOM
14. 2026-09-04
    days on market $225,000 Active 117 DOM
15. 2026-09-03
    days on market $225,000 Active 116 DOM
16. 2026-09-02
    days on market $225,000 Active 115 DOM
17. 2026-08-30
    days on market $225,000 Active 112 DOM
18. 2026-08-29
    days on market $225,000 Active 111 DOM
19. 2026-08-28
    days on market $225,000 Active 110 DOM
20. 2026-08-27
    days on market $225,000 Active 109 DOM
21. 2026-08-26
    days on market $225,000 Active 108 DOM
22. 2026-08-25
    days on market $225,000 Active 107 DOM
23. 2026-08-24
    days on market $225,000 Active 106 DOM
24. 2026-08-23
    days on market $225,000 Active 105 DOM
25. 2026-08-22
    days on market $225,000 Active 104 DOM
26. 2026-08-21
    days on market $225,000 Active 103 DOM
27. 2026-08-20
    days on market $225,000 Active 102 DOM
28. 2026-08-19
    days on market $225,000 Active 101 DOM
29. 2026-08-18
    days on market $225,000 Active 100 DOM
30. 2026-08-17
    days on market $225,000 Active 99 DOM
31. 2026-08-16
    days on market $225,000 Active 98 DOM
32. 2026-08-15
    days on market $225,000 Active 97 DOM
33. 2026-08-15
    days on market $225,000 Active 96 DOM
34. 2026-08-13
    days on market $225,000 Active 95 DOM
35. 2026-08-12
    days on market $225,000 Active 94 DOM
36. 2026-08-11
    days on market $225,000 Active 93 DOM
37. 2026-08-10
    days on market $225,000 Active 92 DOM
38. 2026-08-09
    days on market $225,000 Active 91 DOM
39. 2026-08-08
    days on market $225,000 Active 90 DOM
40. 2026-08-07
    days on market $225,000 Active 89 DOM
41. 2026-08-06
    days on market $225,000 Active 88 DOM
42. 2026-08-05
    days on market $225,000 Active 87 DOM
43. 2026-08-04
    days on market $225,000 Active 86 DOM
44. 2026-08-03
    days on market $225,000 Active 85 DOM
45. 2026-07-31
    days on market $225,000 Active 82 DOM
46. 2026-07-30
    days on market $225,000 Active 81 DOM
47. 2026-07-29
    days on market $225,000 Active 80 DOM
48. 2026-07-27
    days on market $225,000 Active 78 DOM
49. 2026-07-25
    days on market $225,000 Active 76 DOM
50. 2026-07-24
    days on market $225,000 Active 75 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: $4,131 · $344/mo
• Projected year-2 tax: $4,131 · $344/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 8 d/yr ≥93°F today · 18 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: $47,040
• − Mortgage interest: −$12,603
• − Property taxes: −$4,131
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,763
• − Management: −$3,763
• − Depreciation: −$6,545
• Taxable income: $15,109
• Est. tax owed @ 24.0%: −$3,626
• After-tax cash flow: $14,121/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $44,850–$80,730 screening

The property requires moderate repairs and maintenance to improve its condition and value. Painting, landscaping, and updating the interior and exterior can significantly enhance its appeal and marketability.

Components & finishes AI

Flooring wood Counters granite Appliances stainless steel

Repairs flagged

• Moderate Exterior siding — Signs of wear and discoloration.
• Moderate Windows — May need new hardware for better functionality.
• Minor Landscaping — Overgrown and could benefit from trimming and maintenance.

Value-add opportunities

• Both Painting and updating the interior walls and ceilings — Fresh paint can improve the overall appearance and value of the property. ↑
• Both Landscaping and trimming — A well-maintained exterior can enhance curb appeal and property value. ↑
• Both HVAC maintenance — A functional HVAC system is essential for comfort and can improve the property's value. ↑
• Both Exterior siding repair — Repairing the siding can improve the property's appearance and increase its value. ↑
• Both Window hardware replacement — New window hardware can improve functionality and aesthetics, enhancing the property's value. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms can improve functionality and aesthetics, enhancing the property's value. ↑

ⓘ 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 60/100

Zoned Schools

Elementary Riverside Elementary School C NY #979/2,108 Nat'l #10,975/41,679 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

Finance

• Other: Owner pays electricity, heat, hot water, trash collection, water, snow removal (see remarks)Rent includes electricity, heat, hot water, water, trash collection, snow removal (see remarks)
• Financial info: 3 total residential unitsSeparate electric meter for each unit (3 electric meters)One separate gas meterProfessional management included in operating expensesUnit rents: approximately $1,200; $1,100 (month-to-month); $1,500

Exterior

• Parking: On-street parkingTwo or more parking spaces
• Utilities: Public water (connected)Sewer connectedCable availableHigh-speed internet availableElectric service (separate meters for units)
• Home design: Stone construction2 storiesExisting conditionArchitectural shingle roof
• Construction: Built with stone exteriorArchitectural shingle roof
• Exterior features: DeckPorch on some unitsRectangular residential lotCity street frontage

Interior

• Kitchen: Oven/Range in unitsRefrigerator in units
• Bedrooms: Unit A: 2 bedroomsUnit B: 2 bedroomsUnit C: 3 bedrooms
• Flooring: Ceramic tileHardwoodLaminateVinylVaries by area
• Bathrooms: 3 full bathrooms total (one full bathroom per unit)
• Heating & cooling: Gas heatingSteam heating
• Interior features: Ceiling fansNatural woodwork
• Laundry & utility: Washer and dryer in some unitsWasher hookup availableElectric water heater

Price history

+126.1% since first listed

16 events — show timeline

• 2026-05-21 Price Changed $225,000 UNYREIS
• 2026-05-10 Listed $230,000 UNYREIS
• 2026-04-30 Listing Removed — UNYREIS
• 2026-04-15 Price Changed $230,000 UNYREIS
• 2026-03-17 Price Changed $240,000 UNYREIS
• 2026-01-30 Relisted — UNYREIS
• 2026-01-14 Contingent — UNYREIS
• 2025-12-08 Relisted — UNYREIS
• 2025-11-11 Contingent — UNYREIS
• 2025-08-17 Listed $250,000 UNYREIS
• 2024-12-05 Sold (MLS) $225,000 UNYREIS
• 2024-12-03 Sold (Public Records) $225,000 Public Records
• 2024-03-08 Pending — UNYREIS
• 2024-01-29 Listed $225,000 UNYREIS
• 2003-12-18 Sold (MLS) $90,000 UNYREIS
• 2002-10-04 Listed $99,500 UNYREIS

Property tax history

+2.0%/yr

Latest (2025): $4,131 · +5.6% YoY. Source: county tax records.