6944 State Highway 51 · Burlington Flats, NY 13491

$70,000

2 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 30 Days on market

Built 1860 0.42 ac lot $45/sqft · 71% below area ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rich with potential, this property invites your vision to bring it back to life. The kitchen has a fantastic farm sink, the bath has some great fixtures and the hardwood floors are screaming for attention. The enclosed front porch could be such a great sitting area to watch the world go by. There is a garage and a shed that are useable space. There is an additional 7.54 acres with a barn that borders Warton Creek behind this piece for sale to give you more room if you need it. Timeless bones and endless potential are waiting for your personal touch!

Key facts

• Barn
• Usable space
• Farm sink

Tags

• FARM SINK
• HARDWOOD FLOORS
• ENCLOSED FRONT PORCH
• USABLE SPACE
• ADDITIONAL ACRES
• BARN

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Electricity connected; Private well water; Septic tank
• Home design: Two-story existing home; Frame construction with wood siding; Shingle (asphalt) roof; Stone foundation
• Construction: Built prior to current year (existing); Frame with wood siding; Stone foundation; Asphalt shingle roof
• Exterior features: Blacktop driveway; Main thoroughfare frontage; Rectangular lot (approx. 0.42 acres, dimensions 134 x 168)

Interior

• Kitchen: Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Tile; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Oil heating; Baseboard heating; Hot water heating
• Interior features: Country kitchen; Sunroom / Florida room; Partial basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 $4k of equity ($484 loan paydown + $4k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 30 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1860 — 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: 1.65% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 5.1

CMA / ARV

• ARV (median comp): $240,376
• List price: $70,000
• Delta: -70.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 County Highway 22	0.16mi	3/1.0 (+1)	1,632 (+6%)	15mo	$169,950	$104	66
7094 State Highway 51	0.68mi	3/2.0 (+1)	1,568 (+2%)	12mo	$274,900	$175	46

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: 27.5%
• Equity multiple: 2.75×
• Total profit: $34,308
• Equity at exit: $41,040

10-year hold

• IRR: 26.3%
• Equity multiple: 5.53×
• Total profit: $88,880
• Equity at exit: $71,992

Cash invested: $19,600 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$253 /mo · $3,036/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $263

Break-even live

Break-even rent $822

Max offer price $70,000

Occupancy floor 72%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $70,000 Pending 30 DOM
2. 2026-06-04
   days on market $70,000 Active 29 DOM
3. 2026-06-02
   days on market $70,000 Active 28 DOM
4. 2026-06-01
   days on market $70,000 Active 27 DOM
5. 2026-05-31
   days on market $70,000 Active 26 DOM
6. 2026-05-04
   listed $80,000 Active 555-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: $3,036 · $253/mo
• Projected year-2 tax: $3,036 · $253/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 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥91°F today · 18 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: $13,860
• − Mortgage interest: −$3,921
• − Property taxes: −$3,036
• − Insurance: −$350
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,036
• Taxable income: $2,299
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $2,607/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 — Burlington Flats

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

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

-12.5% since first listed

3 events — show timeline

• 2026-06-04 Pending — UNYREIS
• 2026-05-27 Price Changed $70,000 UNYREIS
• 2026-05-04 Listed $80,000 UNYREIS

Property tax history

+1.5%/yr

Latest (2025): $3,036 · +4.5% YoY. Source: county tax records.