7412 State Highway 51 · West Winfield, NY 13491

$135,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 132 Days on market

Built 1930 0.95 ac lot $89/sqft · 54% below area ↓ 10% 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 +15.1/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your dream country retreat! Nestled on a spacious 1-acre lot, this charming home offers a perfect blend of comfort and potential, just waiting for your personal touch. This home boasts two generously-sized bedrooms on the upper level, providing a serene space for rest and relaxation, along with a cozy bedroom conveniently located on the main floor. The heart of the home is a large country kitchen, ideal for family gatherings and entertaining. With ample counter space and natural light, it’s the perfect spot to whip up your favorite meals. Enjoy the convenience of first-floor laundry, making chores a breeze and adding to the functional layout of this home. The two-stall garage offers plenty of room for vehicles, tools, and outdoor gear, keeping everything organized and easily accessible. Additionally, a unique bonus entry serves as an ideal mudroom, perfect for kicking off shoes and storing outdoor gear, keeping your living spaces clean and tidy. With its picturesque setting and open layout, this country home is a blank slate for your creative vision. Whether you're looking to renovate, decorate, or simply enjoy the space as is, the possibilities are endless. Don’t miss this opportunity to make this charming country home your own! Schedule a viewing today and start imagining the wonderful memories that await you in this serene setting.

Key facts

• Spacious lot
• Mudroom
• Bonus entry

Tags

• SPACIOUS LOT
• LARGE COUNTRY KITCHEN
• FIRST-FLOOR LAUNDRY
• BONUS ENTRY
• MUDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-10 ($-118/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (5.5% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#734 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, crime F, amenities F.
• Mount Markham Central School District (rural): math 47% / reading 52% proficiency, ranked #393 of 590 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 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 $8k of equity ($933 loan paydown + $7k appreciation (5.3% 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 (5.3% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% 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 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (median comp): $296,011
• List price: $135,000
• Delta: -54.39%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 South Rd	0.49mi	4/1.0 (+1)	1,381 (-9%)	8mo	$18,500	$13	51

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

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.87×
• Total profit: $33,048
• Equity at exit: $79,149

10-year hold

• IRR: 14.2%
• Equity multiple: 3.63×
• Total profit: $99,488
• Equity at exit: $138,841

Cash invested: $37,800 (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 13491

• Home prices YoY: 1.7%
• Active inventory: 21
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-10

Break-even live

Break-even rent $1,288

Max offer price $133,262

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $28	+0% $-10	+5% $-48	+10% $-86
Rent	-10% $-111	-5% $-60	+0% $-10	+5% $41	+10% $91
Rate	-1.0pp $58	-0.5pp $24	base $-10	+0.5pp $-45	+1.0pp $-80

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   status Pending 1379-char remark

   Show marketing remark (1379 chars)

   Welcome to your dream country retreat! Nestled on a spacious 1-acre lot, this charming home offers a perfect blend of comfort and potential, just waiting for your personal touch. This home boasts two generously-sized bedrooms on the upper level, providing a serene space for rest and relaxation, along with a cozy bedroom conveniently located on the main floor. The heart of the home is a large country kitchen, ideal for family gatherings and entertaining. With ample counter space and natural light, it’s the perfect spot to whip up your favorite meals. Enjoy the convenience of first-floor laundry, making chores a breeze and adding to the functional layout of this home. The two-stall garage offers plenty of room for vehicles, tools, and outdoor gear, keeping everything organized and easily accessible. Additionally, a unique bonus entry serves as an ideal mudroom, perfect for kicking off shoes and storing outdoor gear, keeping your living spaces clean and tidy. With its picturesque setting and open layout, this country home is a blank slate for your creative vision. Whether you're looking to renovate, decorate, or simply enjoy the space as is, the possibilities are endless. Don’t miss this opportunity to make this charming country home your own! Schedule a viewing today and start imagining the wonderful memories that await you in this serene setting.

2. 2026-05-04
   price $135,000 1379-char remark

   Show marketing remark (1379 chars)

   Welcome to your dream country retreat! Nestled on a spacious 1-acre lot, this charming home offers a perfect blend of comfort and potential, just waiting for your personal touch. This home boasts two generously-sized bedrooms on the upper level, providing a serene space for rest and relaxation, along with a cozy bedroom conveniently located on the main floor. The heart of the home is a large country kitchen, ideal for family gatherings and entertaining. With ample counter space and natural light, it’s the perfect spot to whip up your favorite meals. Enjoy the convenience of first-floor laundry, making chores a breeze and adding to the functional layout of this home. The two-stall garage offers plenty of room for vehicles, tools, and outdoor gear, keeping everything organized and easily accessible. Additionally, a unique bonus entry serves as an ideal mudroom, perfect for kicking off shoes and storing outdoor gear, keeping your living spaces clean and tidy. With its picturesque setting and open layout, this country home is a blank slate for your creative vision. Whether you're looking to renovate, decorate, or simply enjoy the space as is, the possibilities are endless. Don’t miss this opportunity to make this charming country home your own! Schedule a viewing today and start imagining the wonderful memories that await you in this serene setting.

3. 2026-02-21
   status Active 1379-char remark

   Show marketing remark (1379 chars)

   Welcome to your dream country retreat! Nestled on a spacious 1-acre lot, this charming home offers a perfect blend of comfort and potential, just waiting for your personal touch. This home boasts two generously-sized bedrooms on the upper level, providing a serene space for rest and relaxation, along with a cozy bedroom conveniently located on the main floor. The heart of the home is a large country kitchen, ideal for family gatherings and entertaining. With ample counter space and natural light, it’s the perfect spot to whip up your favorite meals. Enjoy the convenience of first-floor laundry, making chores a breeze and adding to the functional layout of this home. The two-stall garage offers plenty of room for vehicles, tools, and outdoor gear, keeping everything organized and easily accessible. Additionally, a unique bonus entry serves as an ideal mudroom, perfect for kicking off shoes and storing outdoor gear, keeping your living spaces clean and tidy. With its picturesque setting and open layout, this country home is a blank slate for your creative vision. Whether you're looking to renovate, decorate, or simply enjoy the space as is, the possibilities are endless. Don’t miss this opportunity to make this charming country home your own! Schedule a viewing today and start imagining the wonderful memories that await you in this serene setting.

4. 2026-02-21
   price $142,000 1379-char remark

   Show marketing remark (1379 chars)

   Welcome to your dream country retreat! Nestled on a spacious 1-acre lot, this charming home offers a perfect blend of comfort and potential, just waiting for your personal touch. This home boasts two generously-sized bedrooms on the upper level, providing a serene space for rest and relaxation, along with a cozy bedroom conveniently located on the main floor. The heart of the home is a large country kitchen, ideal for family gatherings and entertaining. With ample counter space and natural light, it’s the perfect spot to whip up your favorite meals. Enjoy the convenience of first-floor laundry, making chores a breeze and adding to the functional layout of this home. The two-stall garage offers plenty of room for vehicles, tools, and outdoor gear, keeping everything organized and easily accessible. Additionally, a unique bonus entry serves as an ideal mudroom, perfect for kicking off shoes and storing outdoor gear, keeping your living spaces clean and tidy. With its picturesque setting and open layout, this country home is a blank slate for your creative vision. Whether you're looking to renovate, decorate, or simply enjoy the space as is, the possibilities are endless. Don’t miss this opportunity to make this charming country home your own! Schedule a viewing today and start imagining the wonderful memories that await you in this serene setting.

5. 2026-01-02
   historical Active Under Contract 1379-char remark

   Show marketing remark (1379 chars)

   Welcome to your dream country retreat! Nestled on a spacious 1-acre lot, this charming home offers a perfect blend of comfort and potential, just waiting for your personal touch. This home boasts two generously-sized bedrooms on the upper level, providing a serene space for rest and relaxation, along with a cozy bedroom conveniently located on the main floor. The heart of the home is a large country kitchen, ideal for family gatherings and entertaining. With ample counter space and natural light, it’s the perfect spot to whip up your favorite meals. Enjoy the convenience of first-floor laundry, making chores a breeze and adding to the functional layout of this home. The two-stall garage offers plenty of room for vehicles, tools, and outdoor gear, keeping everything organized and easily accessible. Additionally, a unique bonus entry serves as an ideal mudroom, perfect for kicking off shoes and storing outdoor gear, keeping your living spaces clean and tidy. With its picturesque setting and open layout, this country home is a blank slate for your creative vision. Whether you're looking to renovate, decorate, or simply enjoy the space as is, the possibilities are endless. Don’t miss this opportunity to make this charming country home your own! Schedule a viewing today and start imagining the wonderful memories that await you in this serene setting.

6. 2026-01-02
   listed $149,900 Active 1379-char remark

   Show marketing remark (1379 chars)

   Welcome to your dream country retreat! Nestled on a spacious 1-acre lot, this charming home offers a perfect blend of comfort and potential, just waiting for your personal touch. This home boasts two generously-sized bedrooms on the upper level, providing a serene space for rest and relaxation, along with a cozy bedroom conveniently located on the main floor. The heart of the home is a large country kitchen, ideal for family gatherings and entertaining. With ample counter space and natural light, it’s the perfect spot to whip up your favorite meals. Enjoy the convenience of first-floor laundry, making chores a breeze and adding to the functional layout of this home. The two-stall garage offers plenty of room for vehicles, tools, and outdoor gear, keeping everything organized and easily accessible. Additionally, a unique bonus entry serves as an ideal mudroom, perfect for kicking off shoes and storing outdoor gear, keeping your living spaces clean and tidy. With its picturesque setting and open layout, this country home is a blank slate for your creative vision. Whether you're looking to renovate, decorate, or simply enjoy the space as is, the possibilities are endless. Don’t miss this opportunity to make this charming country home your own! Schedule a viewing today and start imagining the wonderful memories that await you in this serene setting.

7. 2025-12-19
   historical
8. 2025-07-21
   historical Active Under Contract
9. 2025-06-19
   listed $149,900 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: $2,371 · $198/mo
• Projected year-2 tax: $2,371 · $198/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,303
• − Mortgage interest: −$7,562
• − Property taxes: −$2,371
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,927
• Taxable loss: −$2,347
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $445/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: Mount Markham Central School District
• NCES district ID: 3630930
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 52% ▲ 10.00%
• Median HH income: $49,456
• Composite: 42.3/100
• National rank: #3262
• State rank: #393 of 590 in NY

Livability — West Winfield

• Score: 64/100
• State rank: #734
• US rank: #14006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,570

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Lithuanian 5% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▲ 5.32%
• Current HPI: 312.5861
• 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

-9.9% since first listed

9 events — show timeline

• 2026-05-14 Pending — CNYIS
• 2026-05-04 Price Changed $135,000 CNYIS
• 2026-02-21 Relisted — CNYIS
• 2026-02-21 Price Changed $142,000 CNYIS
• 2026-01-02 Contingent — CNYIS
• 2026-01-02 Listed $149,900 CNYIS
• 2025-12-19 Listing Removed — CNYIS
• 2025-07-21 Contingent — CNYIS
• 2025-06-19 Listed $149,900 CNYIS

Property tax history

+6.8%/yr

Latest (2025): $2,371 · +1.6% YoY. Source: county tax records.