1785 County Highway 34 · Westford, NY 13488

$109,900

4 bd · 1.0 ba · 1,885 sqft · SingleFamily public records · 5 Days on market

Built 1900 0.87 ac lot ↓ 15% since listing

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Why this score? — see what drove the C+ 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 +24.5/30.0
• 1% rule +7.9/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming home situated on a spacious and private lot. Located close to your needed amenities. Home offers a nice open floor plan with lots of natural light flowing throughout. A chalet style living room with tall cathedral ceilings, great for entertaining guests. Property is set back from the road offers plenty of privacy! Dont miss it!

Key facts

• Open floor plan
• Private lot
• Natural light

Tags

• SPACIOUS LOT
• PRIVATE LOT
• OPEN FLOOR PLAN
• NATURAL LIGHT
• CHALET STYLE LIVING ROOM
• TALL CATHEDRAL CEILINGS

Property features AI

Finance

• Other: Lot approximately 0.87 acres (dimensions 180 x 224)

Exterior

• Parking: No garage
• Utilities: Spring water source
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Stone foundation; Existing construction
• Exterior features: Dirt driveway; Rectangular, rural lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane heating; Forced air heating
• Interior features: Cathedral ceilings; Eat-in kitchen; Separate/formal living room; Partial basement
• Laundry & utility: Propane water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Schenevus Central School District (rural): math 35% / reading 45% proficiency, ranked #638 of 755 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 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 $4k of equity ($760 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.29% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 1.90×
• Total profit: $27,651
• Equity at exit: $49,416

10-year hold

• IRR: 17.4%
• Equity multiple: 3.55×
• Total profit: $78,553
• Equity at exit: $76,156

Cash invested: $30,772 (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 13488

• Active inventory: 1
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$277 /mo · $3,328/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $225

Break-even live

Break-even rent $1,139

Max offer price $109,900

Occupancy floor 79%

Sensitivity live

Price	-10% $287	-5% $256	+0% $225	+5% $193	+10% $162
Rent	-10% $112	-5% $168	+0% $225	+5% $281	+10% $337
Rate	-1.0pp $280	-0.5pp $253	base $225	+0.5pp $196	+1.0pp $167

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $109,900 Active 5 DOM
2. 2026-06-18
   days on market $109,900 Active 4 DOM
3. 2026-06-17
   days on market $109,900 Active 3 DOM
4. 2026-06-16
   days on market $109,900 Active 2 DOM
5. 2026-06-15
   remarks 338-char remark
6. 2026-06-15
   listed $109,900 Active 1 DOM

ⓘ 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: $3,328 · $277/mo
• Projected year-2 tax: $3,328 · $277/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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 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: $17,074
• − Mortgage interest: −$6,156
• − Property taxes: −$3,328
• − Insurance: −$550
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,197
• Taxable income: $1,112
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,428/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: Schenevus Central School District
• NCES district ID: 3603060
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $48,113
• Composite: 36.72/100
• National rank: #9205
• State rank: #638 of 755 in NY

Livability — Westford

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

Census & demographics

• Census place: Westford, NY
• Population (ZIP): 130

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 2% Romanian 2% Scotch-Irish 2%

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: —
• Current HPI: —
• 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

-15.4% since first listed

5 events — show timeline

• 2026-06-11 Listed $109,900 UNYREIS
• 2016-10-30 Listing Removed — Global MLS
• 2016-02-29 Listed $114,900 Global MLS
• 2016-02-29 Listed $114,900 UNYREIS
• 2015-07-27 Listed $129,900 UNYREIS

Property tax history

+5.9%/yr

Latest (2025): $3,328 · +0.8% YoY. Source: county tax records.