760 E Miller Rd · Brooktondale, NY 14817

$430,000

4 bd · 3.0 ba · 2,702 sqft · MultiFamily public records · 12 Days on market

Built 2009 1.96 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.7/10.0

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

Spacious side-by-side duplex offering a fantastic opportunity for both investors and owner-occupants. Each unit features over 1,700 sq ft of living space with 2 bedrooms and 1.5 baths, providing a comfortable and functional layout. Both units also include a fully finished third floor, ideal for a home office, studio, or bonus room, as well as a finished walk-out basement that adds even more flexible living space. Additional highlights include washer and dryer hookups in both units, private decks, and a peaceful wooded setting that offers privacy while still being conveniently located. Just a short drive to downtown Ithaca, the Commons, Cornell University, and Ithaca College. With plenty of space and the potential to increase rental income, this property is a great opportunity for those looking to live in one unit while generating income from the other, or for investors seeking a strong addition to their portfolio.

Key facts

• Private decks
• 1.96 acre lot
• Built 2009

Tags

• FULLY FINISHED THIRD FLOOR
• FINISHED WALK-OUT BASEMENT
• WASHER AND DRYER HOOKUPS
• PRIVATE DECKS
• PEACEFUL WOODED SETTING
• SHORT DRIVE TO DOWNTOWN ITHACA

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $430k.

Deal economics

• At list price, monthly cash flow is $-745 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (28.1% below list).
• Recommended offer: $298k (30.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Hill School (math 57% / reading 72%, grade B, #591 of 2,108 statewide, top 31%, 380 students, 0% FRL) — zoned schools average 0% FRL vs 30% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k appreciation (10.0% local appreciation)).
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $280k; list at $430k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $298,440 (30.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.72% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.42%
• DSCR: 0.67
• GRM: 11.6

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: 19.1%
• Equity multiple: 2.55×
• Total profit: $186,935
• Equity at exit: $387,378

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $588,149
• Equity at exit: $835,395

Cash invested: $120,400 (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 14817

• Home prices YoY: 16.5%
• Active inventory: 13
• Price-to-rent: 23.2×

Monthly cashflow live

• Estimated rent: $3,090 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$752 /mo · $9,020/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $-745

Break-even live

Break-even rent $4,033

Max offer price $298,440

Occupancy floor —

Sensitivity live

Price	-10% $-501	-5% $-623	+0% $-745	+5% $-866	+10% $-988
Rent	-10% $-989	-5% $-867	+0% $-745	+5% $-623	+10% $-501
Rate	-1.0pp $-528	-0.5pp $-635	base $-745	+0.5pp $-856	+1.0pp $-970

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,090
Total (2 units)			$3,090

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-31
   status Pending 927-char remark

   Show marketing remark (927 chars)

   Spacious side-by-side duplex offering a fantastic opportunity for both investors and owner-occupants. Each unit features over 1,700 sq ft of living space with 2 bedrooms and 1.5 baths, providing a comfortable and functional layout. Both units also include a fully finished third floor, ideal for a home office, studio, or bonus room, as well as a finished walk-out basement that adds even more flexible living space. Additional highlights include washer and dryer hookups in both units, private decks, and a peaceful wooded setting that offers privacy while still being conveniently located. Just a short drive to downtown Ithaca, the Commons, Cornell University, and Ithaca College. With plenty of space and the potential to increase rental income, this property is a great opportunity for those looking to live in one unit while generating income from the other, or for investors seeking a strong addition to their portfolio.

2. 2026-03-31
   status Pending

   Show marketing remark (927 chars)

   Spacious side-by-side duplex offering a fantastic opportunity for both investors and owner-occupants. Each unit features over 1,700 sq ft of living space with 2 bedrooms and 1.5 baths, providing a comfortable and functional layout. Both units also include a fully finished third floor, ideal for a home office, studio, or bonus room, as well as a finished walk-out basement that adds even more flexible living space. Additional highlights include washer and dryer hookups in both units, private decks, and a peaceful wooded setting that offers privacy while still being conveniently located. Just a short drive to downtown Ithaca, the Commons, Cornell University, and Ithaca College. With plenty of space and the potential to increase rental income, this property is a great opportunity for those looking to live in one unit while generating income from the other, or for investors seeking a strong addition to their portfolio.

3. 2026-03-17
   listed $430,000 Active 927-char remark

   Show marketing remark (927 chars)

   Spacious side-by-side duplex offering a fantastic opportunity for both investors and owner-occupants. Each unit features over 1,700 sq ft of living space with 2 bedrooms and 1.5 baths, providing a comfortable and functional layout. Both units also include a fully finished third floor, ideal for a home office, studio, or bonus room, as well as a finished walk-out basement that adds even more flexible living space. Additional highlights include washer and dryer hookups in both units, private decks, and a peaceful wooded setting that offers privacy while still being conveniently located. Just a short drive to downtown Ithaca, the Commons, Cornell University, and Ithaca College. With plenty of space and the potential to increase rental income, this property is a great opportunity for those looking to live in one unit while generating income from the other, or for investors seeking a strong addition to their portfolio.

4. 2026-03-17
   listed $430,000 Active

   Show marketing remark (927 chars)

   Spacious side-by-side duplex offering a fantastic opportunity for both investors and owner-occupants. Each unit features over 1,700 sq ft of living space with 2 bedrooms and 1.5 baths, providing a comfortable and functional layout. Both units also include a fully finished third floor, ideal for a home office, studio, or bonus room, as well as a finished walk-out basement that adds even more flexible living space. Additional highlights include washer and dryer hookups in both units, private decks, and a peaceful wooded setting that offers privacy while still being conveniently located. Just a short drive to downtown Ithaca, the Commons, Cornell University, and Ithaca College. With plenty of space and the potential to increase rental income, this property is a great opportunity for those looking to live in one unit while generating income from the other, or for investors seeking a strong addition to their portfolio.

5. 2018-05-14
   soldstatus $280,100
6. 2017-05-30
   listed $293,000

ⓘ 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: $9,020 · $752/mo
• Projected year-2 tax: $9,020 · $752/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $37,080
• − Mortgage interest: −$24,087
• − Property taxes: −$9,020
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,966
• − Management: −$2,966
• − Depreciation: −$12,509
• Taxable loss: −$16,619
• Est. tax savings @ 24.0%: +$3,989
• After-tax cash flow: $-4,948/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: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

Livability — Brooktondale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,811

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 2% Asian 2% Black 2%
• Common ancestry: Iranian 7% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada, South Korea, China
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 3%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.86%
• Current HPI: 395.0138
• 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

+46.8% since first listed

6 events — show timeline

• 2026-03-31 Pending — IBRMLS
• 2026-03-31 Pending — IBRMLS
• 2026-03-17 Listed $430,000 IBRMLS
• 2026-03-17 Listed $430,000 IBRMLS
• 2018-05-14 Sold (Public Records) $280,100 Public Records
• 2017-05-30 Listed $293,000 IBRMLS

Property tax history

-0.5%/yr

Latest (2025): $9,020 · +1.6% YoY. Source: county tax records.