596 County Road 23 · Dundee, NY 14837

$99,000

3 bd · 1.5 ba · 1,421 sqft · SingleFamily public records · 39 Days on market

Built 1870 0.92 ac lot $70/sqft · 20% below area Est $123k · 20% 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 +25.1/30.0
• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• DSCR +8.2/10.0
• 1% rule +7.4/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in the peaceful countryside of the Town of Tyrone, this quaint cottage-style home offers endless potential just minutes from beautiful Lamoka and Waneta Lakes. Featuring 3+ bedrooms and 1 1/2 bathrooms, this property is ready for someone with vision and creativity to restore it to its former charm. Set on a large park-like yard with plenty of space to relax or entertain, the home also includes a two-car attached garage and several important updates already completed, including a newer furnace, ductwork, hot water tank, and electric panel. This property needs significant TLC and is being sold in current “as is” condition, making it an excellent opportunity for investors,

Key facts

• Newer electric panel
• Large park-like yard
• Newer furnace

Tags

• LARGE PARK-LIKE YARD
• NEWER FURNACE
• NEWER DUCTWORK
• NEWER HOT WATER TANK
• NEWER ELECTRIC PANEL
• MINUTES FROM LAMOKA LAKE

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces
• Utilities: Electricity connected; High-speed internet available; Septic tank; Well water
• Home design: Two-story house; Existing construction; Stone foundation
• Construction: Wood siding; PEX plumbing; Stone foundation; Existing (year built details)
• Exterior features: Dirt driveway; Covered patio/porch; Patio; Porch; Owned propane tank; Irregular lot; Road frontage on a main thoroughfare; Lot dimensions approximately 144 x 305

Interior

• Kitchen: Propane water heater (appliance noted)
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom; One half bathroom; One main level bathroom
• Heating & cooling: Propane heating; Forced air
• Interior features: Eat-in kitchen; Separate/formal living room; Convertible bedroom; Main level primary suite; Accessible bedroom
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 1.4% in Dundee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#576 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, employment D+, health & safety D.
• Dundee Central School District (rural): math 42% / reading 53% proficiency, ranked #431 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 52 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($684 loan paydown + $6k appreciation (6.5% local appreciation)).
• Schuyler County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1870 — 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. 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: 1.24% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 6.7

CMA / ARV

• ARV (median comp): $123,072
• List price: $99,000
• Delta: -19.56%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Stover Rd	0.48mi	4/2.0 (+1)	1,456 (+2%)	10mo	$415,000	$285	58
518 County Road 23	0.28mi	3/1.0	1,632 (+15%)	12mo	$42,000	$26	50

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

Projected returns pro-forma

6.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.65×
• Total profit: $45,793
• Equity at exit: $65,683

10-year hold

• IRR: 22.7%
• Equity multiple: 5.44×
• Total profit: $123,177
• Equity at exit: $122,208

Cash invested: $27,720 (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 14837

• Home prices YoY: 2.2%
• Active inventory: 26
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $218

Break-even live

Break-even rent $950

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $274	-5% $246	+0% $218	+5% $190	+10% $162
Rent	-10% $121	-5% $170	+0% $218	+5% $267	+10% $315
Rate	-1.0pp $268	-0.5pp $244	base $218	+0.5pp $193	+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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $99,000 Pending 39 DOM
2. 2026-06-16
   days on market $99,000 Active Under Contract 39 DOM
3. 2026-06-15
   days on market $99,000 Active Under Contract 38 DOM
4. 2026-06-13
   days on market $99,000 Active Under Contract 36 DOM
5. 2026-06-12
   days on market $99,000 Active Under Contract 35 DOM
6. 2026-06-09
   days on market $99,000 Active Under Contract 32 DOM
7. 2026-06-08
   days on market $99,000 Active Under Contract 31 DOM
8. 2026-06-07
   days on market $99,000 Active Under Contract 30 DOM
9. 2026-06-07
   days on market $99,000 Active Under Contract 29 DOM
10. 2026-06-04
    days on market $99,000 Active Under Contract 26 DOM
11. 2026-06-02
    days on market $99,000 Active Under Contract 25 DOM
12. 2026-06-01
    status $99,000 Active Under Contract 24 DOM
13. 2026-06-01
    days on market $99,000 Active 24 DOM
14. 2026-05-31
    days on market $99,000 Active 23 DOM
15. 2026-05-08
    listed $99,000 Active 870-char remark

ⓘ 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: $2,285 · $190/mo
• Projected year-2 tax: $2,285 · $190/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $14,723
• − Mortgage interest: −$5,546
• − Property taxes: −$2,285
• − Insurance: −$495
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,880
• Taxable income: $1,161
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,342/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: Dundee Central School District
• NCES district ID: 3609390
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 53% ▲ 13.00%
• Median HH income: $47,864
• Composite: 40.47/100
• National rank: #3717
• State rank: #431 of 590 in NY

Livability — Dundee

• Score: 67/100
• State rank: #576
• US rank: #10399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,633

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 17,999 people
• By 2030: 17,676 · -1.8%
• By 2040: 16,586 · -7.9%
• By 2050: 15,322 · -14.9%
• By 2075: 13,004 · -27.8%
• By 2100: 10,752 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1% Black 1%
• Common ancestry: Romanian 4% Iranian 3% Slovak 2%
• Foreign-born: 0%
• Languages at home: 88% English-only · German/W. Germanic 10% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Schuyler

• 2024 margin: Strong R (+21.0) · D 39.5% · R 60.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+17.6 2016: R+28.7 2012: R+7.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.55%
• Current HPI: 307.7587
• 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

3 events — show timeline

• 2026-06-16 Pending — UNYREIS
• 2026-06-01 Contingent — UNYREIS
• 2026-05-08 Listed $99,000 UNYREIS

Property tax history

+4.3%/yr

Latest (2025): $2,285 · +30.5% YoY. Source: county tax records.