277 County Road 13 · DeRuyter, NY 13155

$110,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 61 Days on market

Built 1968 23 ac lot

---

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 +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

23 acres Mix of open and woods, apple trees, nice garden spot. Just out of town sets by it self. Wood burning fireplace, attached garage. Large deck

Key facts

• Large deck
• 23 acres of land
• Open cleared land

Tags

• LARGE DECK
• PARTIALLY FINISHED BASEMENT
• WALKOUT
• 23 ACRES OF LAND
• OPEN CLEARED LAND
• GARDEN OR FIREPIT AREA

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank
• Home design: Single-story home; Frame construction; Resale property
• Construction: Frame construction; Block foundation; Existing (previously built)
• Exterior features: Gravel driveway; Rectangular lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Total of 6 rooms (includes living and recreation areas)
• Flooring: Carpet; Laminate; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: Separate/formal living room; Country kitchen; Full basement (finished area below grade)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (8.6% below list).
• Recommended offer: $89k (19.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#900 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Georgetown-South Otselic Central School District (rural): math 40% / reading 30% proficiency, ranked #692 of 755 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 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 $12k of equity ($761 loan paydown + $11k 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 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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.
• Current owner paid $66k; list at $110k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $88,624 (19.4% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 0.91% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 9.1

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $52,312
• Equity at exit: $99,097

10-year hold

• IRR: 19.0%
• Equity multiple: 6.21×
• Total profit: $160,332
• Equity at exit: $213,706

Cash invested: $30,800 (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 13155

• Home prices YoY: 8.4%
• Active inventory: 8
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$293 /mo · $3,511/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-121

Break-even live

Break-even rent $1,159

Max offer price $88,624

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-90	+0% $-121	+5% $-152	+10% $-183
Rent	-10% $-200	-5% $-161	+0% $-121	+5% $-81	+10% $-42
Rate	-1.0pp $-66	-0.5pp $-93	base $-121	+0.5pp $-150	+1.0pp $-179

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-01
   status Pending
2. 2026-02-28
   listed $110,000 Active
3. 2017-01-25
   soldstatus $65,500 148-char remark

   Show marketing remark (148 chars)

   23 acres Mix of open and woods, apple trees, nice garden spot. Just out of town sets by it self. Wood burning fireplace, attached garage. Large deck

4. 2017-01-25
   soldstatus $65,500

   Show marketing remark (148 chars)

   23 acres Mix of open and woods, apple trees, nice garden spot. Just out of town sets by it self. Wood burning fireplace, attached garage. Large deck

5. 2016-08-02
   listed $69,000 148-char remark

   Show marketing remark (148 chars)

   23 acres Mix of open and woods, apple trees, nice garden spot. Just out of town sets by it self. Wood burning fireplace, attached garage. Large deck

6. 2016-07-03
   historical
7. 2015-07-03
   listed $69,000
8. 2015-07-03
   listed $69,000
9. 2014-12-31
   historical
10. 2014-05-30
    listed $82,000
11. 2014-05-30
    listed $82,000
12. 2013-06-30
    historical
13. 2012-07-19
    listed $89,500
14. 2012-07-19
    listed $89,500
15. 2012-07-19
    listed $85,000

ⓘ 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: $3,511 · $293/mo
• Projected year-2 tax: $3,511 · $293/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 1/10 Low 7 d/yr ≥91°F today · 16 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: $12,064
• − Mortgage interest: −$6,162
• − Property taxes: −$3,511
• − Insurance: −$550
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$3,200
• Taxable loss: −$3,288
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $-663/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: Georgetown-South Otselic Central School District
• NCES district ID: 3622100
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $47,779
• Composite: 32.79/100
• National rank: #10750
• State rank: #692 of 755 in NY

Livability — DeRuyter

• Score: 61/100
• State rank: #900
• US rank: #17540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 654

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% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Italian 2% Iranian 2%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 20.31%
• Current HPI: 262.9164
• 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

+22.9% since first listed

15 events — show timeline

• 2026-05-01 Pending — UNYREIS
• 2026-02-28 Listed $110,000 UNYREIS
• 2017-01-25 Sold (Public Records) $65,500 Public Records
• 2017-01-25 Sold (MLS) $65,500 UNYREIS
• 2016-08-02 Listed $69,000 UNYREIS
• 2016-07-03 Listing Removed — CNYIS
• 2015-07-03 Listed $69,000 CNYIS
• 2015-07-03 Listed $69,000 UNYREIS
• 2014-12-31 Listing Removed — CNYIS
• 2014-05-30 Listed $82,000 CNYIS
• 2014-05-30 Listed $82,000 GBAOR
• 2013-06-30 Listing Removed — CNYIS
• 2012-07-19 Listed $85,000 CNYIS
• 2012-07-19 Listed $89,500 UNYREIS
• 2012-07-19 Listed $89,500 UNYREIS

Property tax history

+6.2%/yr

Latest (2025): $3,511 · +13.2% YoY. Source: county tax records.