127 Main St · Cooperstown, NY 13326

$699,900

4 bd · 2.5 ba · 4,183 sqft · MultiFamily · 180 Days on market

Built 1980 4,356 sqft lot $167/sqft · 18% below area Est $858k · 18% under ↓ 22% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

A rare opportunity awaits in the heart of Cooperstown’s historic business district. Situated just steps from Doubleday Field, 127 Main Street offers over 4,200 square feet of versatile mixed-use space, blending retail, office, and residential components with one-of-a-kind outdoor amenities. The first floor features an inviting office or retail space with wood out of Hyde Hall throughout, and bathroom, ideal for a boutique, professional office, or storefront business. The second floor includes a potential office space that has 3 potential offices with a kitchen area break room and a fully upgraded bathroom! On the third floor, a spacious two-bedroom apartment showcases cathedral ceilings and a private back deck overlooking the courtyard and the historic Doubleday Field, providing a rare and beautiful view in the center of the village. The property is approximately 95% renovated, with extensive updates throughout. Recent improvements include new flooring and paint, updated bathrooms with new toilets and vanities, new water heaters, and modern lighting fixtures, switches, and outlets. Exterior enhancements feature a new fence, iron gates leading from Main Street through a stone pathway that opens into a private backyard courtyard—the only green space within Cooperstown’s business district. The courtyard includes multi-tiered stone patios and a storage shed, offering both functionality and charm. This building presents an exceptional opportunity for owner-occupancy, investment, or mixed-use operations, combining strong street presence with modern updates and classic Cooperstown character. With its prime location, historic charm, and flexible layout, 127 Main Street stands out as one of Cooperstown’s most distinctive and desirable commercial properties!

Key facts

• Outdoor amenities
• Modern updates
• Mixed-use space

Tags

• MIXED-USE SPACE
• OUTDOOR AMENITIES
• PRIVATE BACKYARD COURTYARD
• MULTI-TIERED STONE PATIOS
• STRONG STREET PRESENCE
• MODERN UPDATES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $-4k ($-43k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (73.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (77.2% below list).
• Recommended offer: $160k (77.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#235 in NY, #3,678 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A; Watch: amenities F, commute F, cost of living F.
• Cooperstown Central School District (rural): math 67% / reading 71% proficiency, ranked #153 of 590 in NY (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Cooperstown Elementary School (math 62% / reading 67%, grade B, #591 of 2,108 statewide, top 31%, 406 students, 22% FRL); Cooperstown Junior/Senior High School (math 77% / reading 77%, grade A-, #583 of 1,100 statewide, top 56%, 381 students, 23% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $75k of equity ($5k loan paydown + $70k 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.
• By year 2, paydown + projected appreciation supports a ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($616k) is reasonable based on typical stale-listing flexibility.

Recommended offer $159,553 (77.2% 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 180 days. Have you received any prior offers? Is the seller open to a 77% concession, seller financing, or rate buy-down credit?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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 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: 0.23% ✗
• Cap rate: 0.16%
• Cash-on-cash: -21.90%
• DSCR: 0.03
• GRM: 36.6

CMA / ARV

• ARV (median comp): $857,744
• List price: $699,900
• Delta: -18.40%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.78×
• Total profit: $153,426
• Equity at exit: $630,525

10-year hold

• IRR: 10.8%
• Equity multiple: 4.22×
• Total profit: $630,989
• Equity at exit: $1,359,752

Cash invested: $195,972 (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 13326

• Home prices YoY: 10.9%
• Active inventory: 37
• Price-to-rent: 36.6×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$3,670
• Tax est. 1.5%: −$875 /mo · $10,498/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-3,576

Break-even live

Break-even rent $6,123

Max offer price $182,392

Occupancy floor —

Sensitivity live

Price	-10% $-3,093	-5% $-3,335	+0% $-3,576	+5% $-3,818	+10% $-4,060
Rent	-10% $-3,702	-5% $-3,639	+0% $-3,576	+5% $-3,513	+10% $-3,450
Rate	-1.0pp $-3,224	-0.5pp $-3,398	base $-3,576	+0.5pp $-3,758	+1.0pp $-3,942

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: $174,975
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $699,900 Active 180 DOM
2. 2026-06-18
   days on market $699,900 Active 179 DOM
3. 2026-06-17
   days on market $699,900 Active 178 DOM
4. 2026-06-16
   days on market $699,900 Active 177 DOM
5. 2026-06-15
   days on market $699,900 Active 176 DOM
6. 2026-06-14
   days on market $699,900 Active 174 DOM
7. 2026-06-12
   days on market $699,900 Active 173 DOM
8. 2026-06-09
   days on market $699,900 Active 170 DOM
9. 2026-06-08
   days on market $699,900 Active 169 DOM
10. 2026-06-07
    days on market $699,900 Active 168 DOM
11. 2026-06-07
    days on market $699,900 Active 167 DOM
12. 2026-06-03
    days on market $699,900 Active 164 DOM
13. 2026-06-02
    days on market $699,900 Active 163 DOM
14. 2026-06-01
    days on market $699,900 Active 162 DOM
15. 2026-05-31
    days on market $699,900 Active 161 DOM
16. 2026-05-31
    days on market $699,900 Active 160 DOM
17. 2026-03-30
    price $699,900 1803-char remark

    Show marketing remark (1803 chars)

    A rare opportunity awaits in the heart of Cooperstown’s historic business district. Situated just steps from Doubleday Field, 127 Main Street offers over 4,200 square feet of versatile mixed-use space, blending retail, office, and residential components with one-of-a-kind outdoor amenities. The first floor features an inviting office or retail space with wood out of Hyde Hall throughout, and bathroom, ideal for a boutique, professional office, or storefront business. The second floor includes a potential office space that has 3 potential offices with a kitchen area break room and a fully upgraded bathroom! On the third floor, a spacious two-bedroom apartment showcases cathedral ceilings and a private back deck overlooking the courtyard and the historic Doubleday Field, providing a rare and beautiful view in the center of the village. The property is approximately 95% renovated, with extensive updates throughout. Recent improvements include new flooring and paint, updated bathrooms with new toilets and vanities, new water heaters, and modern lighting fixtures, switches, and outlets. Exterior enhancements feature a new fence, iron gates leading from Main Street through a stone pathway that opens into a private backyard courtyard—the only green space within Cooperstown’s business district. The courtyard includes multi-tiered stone patios and a storage shed, offering both functionality and charm. This building presents an exceptional opportunity for owner-occupancy, investment, or mixed-use operations, combining strong street presence with modern updates and classic Cooperstown character. With its prime location, historic charm, and flexible layout, 127 Main Street stands out as one of Cooperstown’s most distinctive and desirable commercial properties!

18. 2026-02-18
    price $799,900 1803-char remark

    Show marketing remark (1803 chars)

    A rare opportunity awaits in the heart of Cooperstown’s historic business district. Situated just steps from Doubleday Field, 127 Main Street offers over 4,200 square feet of versatile mixed-use space, blending retail, office, and residential components with one-of-a-kind outdoor amenities. The first floor features an inviting office or retail space with wood out of Hyde Hall throughout, and bathroom, ideal for a boutique, professional office, or storefront business. The second floor includes a potential office space that has 3 potential offices with a kitchen area break room and a fully upgraded bathroom! On the third floor, a spacious two-bedroom apartment showcases cathedral ceilings and a private back deck overlooking the courtyard and the historic Doubleday Field, providing a rare and beautiful view in the center of the village. The property is approximately 95% renovated, with extensive updates throughout. Recent improvements include new flooring and paint, updated bathrooms with new toilets and vanities, new water heaters, and modern lighting fixtures, switches, and outlets. Exterior enhancements feature a new fence, iron gates leading from Main Street through a stone pathway that opens into a private backyard courtyard—the only green space within Cooperstown’s business district. The courtyard includes multi-tiered stone patios and a storage shed, offering both functionality and charm. This building presents an exceptional opportunity for owner-occupancy, investment, or mixed-use operations, combining strong street presence with modern updates and classic Cooperstown character. With its prime location, historic charm, and flexible layout, 127 Main Street stands out as one of Cooperstown’s most distinctive and desirable commercial properties!

19. 2025-12-21
    listed $899,900 Active 1803-char remark

    Show marketing remark (1803 chars)

    A rare opportunity awaits in the heart of Cooperstown’s historic business district. Situated just steps from Doubleday Field, 127 Main Street offers over 4,200 square feet of versatile mixed-use space, blending retail, office, and residential components with one-of-a-kind outdoor amenities. The first floor features an inviting office or retail space with wood out of Hyde Hall throughout, and bathroom, ideal for a boutique, professional office, or storefront business. The second floor includes a potential office space that has 3 potential offices with a kitchen area break room and a fully upgraded bathroom! On the third floor, a spacious two-bedroom apartment showcases cathedral ceilings and a private back deck overlooking the courtyard and the historic Doubleday Field, providing a rare and beautiful view in the center of the village. The property is approximately 95% renovated, with extensive updates throughout. Recent improvements include new flooring and paint, updated bathrooms with new toilets and vanities, new water heaters, and modern lighting fixtures, switches, and outlets. Exterior enhancements feature a new fence, iron gates leading from Main Street through a stone pathway that opens into a private backyard courtyard—the only green space within Cooperstown’s business district. The courtyard includes multi-tiered stone patios and a storage shed, offering both functionality and charm. This building presents an exceptional opportunity for owner-occupancy, investment, or mixed-use operations, combining strong street presence with modern updates and classic Cooperstown character. With its prime location, historic charm, and flexible layout, 127 Main Street stands out as one of Cooperstown’s most distinctive and desirable commercial properties!

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

Taxation est. · year 1

• Rental income: $19,146
• − Mortgage interest: −$39,205
• − Property taxes: −$10,498
• − Insurance: −$3,500
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$20,361
• Taxable loss: −$57,481
• Est. tax savings @ 24.0%: +$13,795
• After-tax cash flow: $-29,121/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.

Schools (NCES district)

• District: Cooperstown Central School District
• NCES district ID: 3608250
• Math proficiency: 67% ▼ -5.00%
• Reading proficiency: 71% ▲ 2.00%
• Median HH income: $56,099
• Composite: 59.11/100
• National rank: #954
• State rank: #153 of 590 in NY

Livability — Cooperstown

• Score: 76/100
• State rank: #235
• US rank: #3678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cooperstown, NY
• Population (ZIP): 4,536

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 5% Two or more races 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 8% Romanian 5% Portuguese 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 2% Tagalog/Filipino 1%

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: ▲ 40.77%
• Current HPI: 415.0073
• 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

-22.2% since first listed

3 events — show timeline

• 2026-03-30 Price Changed $699,900 UNYREIS
• 2026-02-18 Price Changed $799,900 UNYREIS
• 2025-12-21 Listed $899,900 UNYREIS