17 Park St · Richfield Springs, NY 13439

$119,900

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 59 Days on market

Built 1900 6,534 sqft lot $78/sqft · 24% below area Est $159k · 24% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Appreciation +5.8/10.0
• 1% rule +5.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your next home in the quaint village of Richfield Springs, NY! This delightful 2-story residence offers space, comfort, and functionality. First Floor Features: Spacious eat-in kitchen, Full bathroom, Cozy living room, Convenient first-floor bedroom, Upstairs you'll find: 3 comfortable bedrooms and another full bathroom. Step outside to enjoy the covered side porch – perfect for relaxing mornings or peaceful evenings. There's also a handy workshop attached to the house and a separate shed for extra storage. A new roof has been installed. Whether you're looking for your first home, a peaceful retreat, or a place with room to grow, this property is full of potential! this home combines small-town tranquility with easy access to nearby Cooperstown, Herkimer, and the surrounding countryside you if you love outdoor activities there are several lakes to enjoy.

Key facts

• Separate shed
• Eat-in kitchen
• Handy workshop

Tags

• EAT-IN KITCHEN
• COVERED SIDE PORCH
• HANDY WORKSHOP
• SEPARATE SHED
• NEW ROOF
• OUTDOOR ACTIVITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#328 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, amenities F.
• Richfield Springs Central School District (rural): math 47% / reading 43% proficiency, ranked #575 of 755 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 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 $3k of equity ($829 loan paydown + $2k appreciation (1.5% 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 (1.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (median comp): $158,562
• List price: $119,900
• Delta: -24.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 River St	0.15mi	3/1.0	1,618 (+5%)	19mo	$125,000	$77	64
33 River St	0.12mi	4/2.0 (+1)	1,760 (+15%)	3mo	$109,900	$62	62
14 River St	0.18mi	3/1.5	1,380 (-10%)	15mo	$150,380	$109	60
27 Canadarago St	0.33mi	3/2.5	1,440 (-6%)	16mo	$145,000	$101	58
33 Monticello St	0.42mi	4/1.5 (+1)	1,524 (-1%)	17mo	$175,000	$115	58
3 Walnut St	0.34mi	4/1.0 (+1)	1,494 (-3%)	16mo	$165,000	$110	57
43 River St	0.13mi	3/2.0	1,323 (-14%)	21mo	$95,000	$72	54
44 Union St	0.48mi	3/1.0	1,688 (+10%)	7mo	$145,000	$86	51
202 County Highway 25a	0.61mi	2/1.0 (-1)	1,592 (+4%)	6mo	$105,000	$66	51
20 William St	0.63mi	3/1.5	1,596 (+4%)	16mo	$61,000	$38	49
219 Co Hwy 25a	0.68mi	3/2.5	1,344 (-12%)	13mo	$293,000	$218	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.45×
• Total profit: $14,997
• Equity at exit: $44,143

10-year hold

• IRR: 12.1%
• Equity multiple: 2.55×
• Total profit: $51,927
• Equity at exit: $61,230

Cash invested: $33,572 (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 13439

• Home prices YoY: 0.5%
• Active inventory: 40
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $153

Break-even live

Break-even rent $1,024

Max offer price $119,900

Occupancy floor 82%

Sensitivity live

Price	-10% $221	-5% $187	+0% $153	+5% $119	+10% $85
Rent	-10% $57	-5% $105	+0% $153	+5% $201	+10% $249
Rate	-1.0pp $213	-0.5pp $183	base $153	+0.5pp $122	+1.0pp $90

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $119,900 Active 59 DOM
2. 2026-06-18
   price $119,900 Active 57 DOM
3. 2026-06-18
   days on market $124,900 Active 57 DOM
4. 2026-06-17
   days on market $124,900 Active 56 DOM
5. 2026-06-16
   days on market $124,900 Active 55 DOM
6. 2026-06-15
   days on market $124,900 Active 54 DOM
7. 2026-06-13
   days on market $124,900 Active 52 DOM
8. 2026-06-12
   days on market $124,900 Active 51 DOM
9. 2026-06-09
   days on market $124,900 Active 48 DOM
10. 2026-06-08
    days on market $124,900 Active 47 DOM
11. 2026-06-07
    days on market $124,900 Active 46 DOM
12. 2026-06-07
    days on market $124,900 Active 45 DOM
13. 2026-06-04
    days on market $124,900 Active 42 DOM
14. 2026-06-02
    days on market $124,900 Active 41 DOM
15. 2026-06-01
    days on market $124,900 Active 40 DOM
16. 2026-05-31
    days on market $124,900 Active 39 DOM
17. 2026-04-22
    historical
18. 2026-04-21
    listed $124,900 Active 883-char remark

    Show marketing remark (883 chars)

    Welcome to your next home in the quaint village of Richfield Springs, NY! This delightful 2-story residence offers space, comfort, and functionality. First Floor Features: Spacious eat-in kitchen, Full bathroom, Cozy living room, Convenient first-floor bedroom, Upstairs you'll find: 3 comfortable bedrooms and another full bathroom. Step outside to enjoy the covered side porch – perfect for relaxing mornings or peaceful evenings. There's also a handy workshop attached to the house and a separate shed for extra storage. A new roof has been installed. Whether you're looking for your first home, a peaceful retreat, or a place with room to grow, this property is full of potential! this home combines small-town tranquility with easy access to nearby Cooperstown, Herkimer, and the surrounding countryside you if you love outdoor activities there are several lakes to enjoy.

19. 2025-11-22
    status Active
20. 2025-11-03
    historical Active Under Contract
21. 2025-10-10
    listed $125,000 Active

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,794 · $149/mo
• Expected delta: +$232/yr (+$19/mo · 14.9%)

ⓘ 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 7 d/yr ≥90°F today · 17 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: $14,607
• − Mortgage interest: −$6,716
• − Property taxes: −$1,561
• − Insurance: −$600
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,488
• Taxable loss: −$95
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,856/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: Richfield Springs Central School District
• NCES district ID: 3624570
• Math proficiency: 47% ▲ 2.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $44,046
• Composite: 40.3/100
• National rank: #7785
• State rank: #575 of 755 in NY

Livability — Richfield Springs

• Score: 73/100
• State rank: #328
• US rank: #5444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richfield Springs, NY
• City population: 3,667
• Population (ZIP): 3,667

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 2% · Canada, Dominican Republic, China
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 1% Russian/Polish/Slavic 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: ▲ 1.51%
• Current HPI: 336.0863
• 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

-0.1% since first listed

5 events — show timeline

• 2026-04-22 Listing Removed — CNYIS
• 2026-04-21 Listed $124,900 CNYIS
• 2025-11-22 Relisted — CNYIS
• 2025-11-03 Contingent — CNYIS
• 2025-10-10 Listed $125,000 CNYIS

Property tax history

+6.9%/yr

Latest (2025): $1,561 · +18.3% YoY. Source: county tax records.