677 Valley Rd · Brooktondale, NY 14817

$249,900

4 bd · 2.0 ba · 1,500 sqft · MultiFamily public records · 18 Days on market

Built 1995 0.78 ac lot

---

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 +15.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.1/10.0
• DSCR +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

In Brooktondale you'll find this well-maintained duplex - both sides are the same size. This property backs up to Six Mile Creek where tenants can enjoy the relaxing sounds of the creek. Rear deck with privacy wall to provide a feeling of some privacy. Landlord has mowed the grass. Unit #1 has a stacking washer/dryer & laminate floors. Unit #2 has vinyl & carpet floors.

Key facts

• Laminate floors
• Vinyl
• Privacy wall

Tags

• REAR DECK
• PRIVACY WALL
• STACKING WASHER DRYER
• LAMINATE FLOORS
• VINYL
• CARPET FLOORS

Property features AI

Finance

• Other: Property listed as residential, single family residence

Exterior

• Parking: Driveway (no garage)
• Utilities: Well water; Septic tank; Electric service with circuit breakers; Cable and electricity available
• Home design: Single-family residence; One level / single-story; Shingle roof; Frame construction with vinyl siding; Attic/crawl hatchway(s) insulated; Entrance accessed at ground level; Frontage approximately 262 feet; lot dimensions about 132 x 256
• Construction: Frame construction; Vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Private yard; Deck; On waterfront with river/stream access (Sixmile Creek); Irregular lot, near public transit

Interior

• Kitchen: Gas cooktop and gas oven; Gas range; Free-standing range; Range hood; Oven; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: Four bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl; Varied flooring types
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Zoned heating (forced air, natural gas); Zoned cooling with ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Sliding doors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Caroline Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 293 students, 32% FRL); Dewitt Middle School (math 47% / reading 72%, grade B, #161 of 729 statewide, top 24%, 478 students, 38% FRL); Ithaca Senior High School (math 95% / reading 95%, grade A+, #83 of 1,100 statewide, top 8%, 1,341 students, 31% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
3. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
4. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $143,900
• Equity at exit: $225,130

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $417,973
• Equity at exit: $485,501

Cash invested: $69,972 (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 14817

• Home prices YoY: 16.5%
• Active inventory: 13
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $2,516 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$453 /mo · $5,430/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $120

Break-even live

Break-even rent $2,363

Max offer price $249,900

Occupancy floor 90%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,516
Total (2 units)			$2,516

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $249,900 Active 18 DOM
2. 2026-06-18
   days on market $249,900 Active 17 DOM
3. 2026-06-17
   days on market $249,900 Active 16 DOM
4. 2026-06-16
   days on market $249,900 Active 15 DOM
5. 2026-06-15
   days on market $249,900 Active 14 DOM
6. 2026-06-14
   days on market $249,900 Active 12 DOM
7. 2026-06-13
   days on market $249,900 Active 11 DOM
8. 2026-06-10
   days on market $249,900 Active 9 DOM
9. 2026-06-09
   days on market $249,900 Active 8 DOM
10. 2026-06-08
    days on market $249,900 Active 7 DOM
11. 2026-06-07
    days on market $249,900 Active 6 DOM
12. 2026-06-05
    days on market $249,900 Active 3 DOM
13. 2026-06-02
    remarks 376-char remark
14. 2026-06-02
    listed $249,900 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: $5,430 · $453/mo
• Projected year-2 tax: $5,430 · $453/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,192
• − Mortgage interest: −$13,998
• − Property taxes: −$5,430
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − Depreciation: −$7,270
• Taxable loss: −$2,587
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $2,067/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: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

Livability — Brooktondale

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

Census & demographics

• Population (ZIP): 2,811

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 2% Asian 2% Black 2%
• Common ancestry: Iranian 7% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada, South Korea, China
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 3%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.86%
• Current HPI: 395.0138
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $249,900 IBRMLS
• 2026-05-29 Listed $249,900 IBRMLS

Property tax history

+0.9%/yr

Latest (2025): $5,430 · +2.2% YoY. Source: county tax records.