1607 State Highway 26 · DeRuyter, NY 13155

$79,900

3 bd · 1.5 ba · 1,600 sqft · SingleFamily public records · 66 Days on market

Built 1860 0.36 ac lot

---

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 +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 +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Would you like a piece of history nestled in a small-town of South Otselic in Upstate, NY? Charming historic octagon house offering a rare architectural gem with timeless character. This unique eight-sided residence showcases period details and exciting opportunities. Unique office spaces, a B & B or a fancy residential home are some ideas for purchasing it. It has an open eat-in size kitchen, a large front room, four bedrooms, 1.5 baths, and a nice deep back yard. It needs painting on the outside, and a fresh coat of paint and tlc on the inside. But once this is completed you will have an amazing piece of history and a distinctive property with classic appeal. Whatever your usage may

Key facts

• Deep back yard
• Distinctive property
• Period details

Tags

• HISTORIC OCTAGON HOUSE
• RARE ARCHITECTURAL GEM
• PERIOD DETAILS
• UNIQUE OFFICE SPACES
• DEEP BACK YARD
• DISTINCTIVE PROPERTY

Property features AI

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Public water connected; Septic tank sewer
• Home design: 2-story residence; Resale property; Stucco exterior
• Construction: Stone foundation; Stucco construction; Existing year built
• Exterior features: Dirt driveway; Gravel driveway; Rectangular lot; Main thoroughfare frontage

Interior

• Kitchen: Eat-in country kitchen
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Oil forced-air heating; Has heating
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Country kitchen; Other interior features (see remarks); Bedroom on main level
• Laundry & utility: Washer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

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 $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $80k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.56% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.81%
• DSCR: 1.75
• GRM: 5.3

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: 36.8%
• Equity multiple: 3.84×
• Total profit: $63,571
• Equity at exit: $71,980

10-year hold

• IRR: 31.7%
• Equity multiple: 8.67×
• Total profit: $171,690
• Equity at exit: $155,228

Cash invested: $22,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$219 /mo · $2,630/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $313

Break-even live

Break-even rent $850

Max offer price $79,900

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 66 DOM
2. 2026-06-17
   days on market $79,900 Active 65 DOM
3. 2026-06-16
   days on market $79,900 Active 64 DOM
4. 2026-06-15
   days on market $79,900 Active 63 DOM
5. 2026-06-13
   days on market $79,900 Active 61 DOM
6. 2026-06-12
   days on market $79,900 Active 60 DOM
7. 2026-06-09
   days on market $79,900 Active 57 DOM
8. 2026-06-08
   days on market $79,900 Active 56 DOM
9. 2026-06-07
   days on market $79,900 Active 55 DOM
10. 2026-06-05
    days on market $79,900 Active 53 DOM
11. 2026-06-04
    days on market $79,900 Active 51 DOM
12. 2026-06-02
    days on market $79,900 Active 50 DOM
13. 2026-06-01
    days on market $79,900 Active 49 DOM
14. 2026-05-31
    days on market $79,900 Active 48 DOM
15. 2026-05-06
    price $84,900
16. 2026-04-13
    listed $99,900 Active
17. 2000-11-17
    soldstatus $39,500

ⓘ 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: $2,630 · $219/mo
• Projected year-2 tax: $2,630 · $219/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 ≥90°F today · 18 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: $14,960
• − Mortgage interest: −$4,476
• − Property taxes: −$2,630
• − Insurance: −$400
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,324
• Taxable income: $2,737
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $3,104/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

+114.9% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $84,900 CNYIS
• 2026-04-13 Listed $99,900 CNYIS
• 2000-11-17 Sold (Public Records) $39,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,630 · +12.3% YoY. Source: county tax records.